El Paso County Articles

By Marlene Brown

At the Nov. 4 meeting of the El Paso Board of County Commissioners (BOCC), the board approved a Memorandum of Agreement and Acceptance of Temporary Construction Easement associated with the Highway 105 widening from Lake Woodmoor Drive to Martingale Road. The BOCC said it has the authority to purchase and hold real and personal property from property owned by Douglas A. Williams and Diane E. Williams to be used by the county for road construction, utility construction, drainage, slope maintenance, repair, and ingress and egress on the project. The board determined that approval would best serve the interests of the public. The agreement authorizes payment from the Pikes Peak Rural Transportation Authority (PPTRA) funds of $670.

During the Nov. 13 meeting, the board approved a request for a subdivision exemption for a Town of Monument tank site by Interstate 25 Properties LTD, Cebleco Holdco Exchange LLC, and the Town of Monument.

The application encompasses 5.87 acres to be divided into one lot and four tracts, as well as the dedication of 7,290 square feet of public road right-of-way. The property is zoned C-1 (commercial) and is located immediately southeast of the intersection of Beacon Lite Road and Bricker Road.

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BOCC meetings are normally held on Tuesdays at 9 a.m. at the Centennial Hall Auditorium, 200 S. Cascade Ave., Colorado Springs. Meetings are open to the public and can be viewed via live stream at https://clerkandrecorder.elpasoco.com/clerk-to-the-board/meeting-live-stream/. For more information regarding the BOCC, see https://bocc.elpasoco.com

Marlene Brown can be contacted at marlenebrown@ocn.me.

Other El Paso County Board of County Commissioners articles

• El Paso County Planning Commission, Board of County Commissioners – Planning Commission recommends JJ Ranch, Gleneagle View, Hidden Creek for approval (12/31/2025)
• Nov. 4 Election (12/4/2025)
• El Paso Board of County Commissioners – Board approves agreement on Highway 105 widening (12/4/2025)
• El Paso County Board of County Commissioners, Oct. 7 – Board approves contract for Fox Run Gazebo (10/30/2025)
• El Paso County Board of County Commissioners, Sept. 2, 9, and 23 – County approves park services (10/2/2025)
• El Paso County Board of County Commissioners, Aug. 5 – Liquor license approved (9/4/2025)
• El Paso County Board of County Commissioners, April 10 – Two local projects approved by the county (5/3/2025)
• El Paso County Board of County Commissioners, March 13 and 18 – Misfits Crew Estates Final Plat approved (4/5/2025)
• El Paso County Board of County Commissioners, Feb. 11 – $4 million in federal funds approved for North Gate Blvd./Struthers Road stormwater project (3/1/2025)
• El Paso Board of County Commissioners, Jan. 14 – Three commissioners sworn into office; chair and vice chair appointed (2/1/2025)

By Marlene Brown

At the Oct. 7 meeting of the El Paso Board of County Commissioners (BOCC), the board approved, with a vote of 5-0, for the award of a contract with Timberline Building Systems LLC for the Fox Run Regional Park Gazebo and Renovation Project.

The project consists of the two existing ponds that will be dredged and lined with rubber, and the gazebo will be taken down and rebuilt, near where it exists now, and will be near the improved amphitheater. The new design will ensure that the structures will be Americans with Disabilities Act (ADA) accessible. The contract is for $1.4 million, and construction will begin as soon as possible.

Another agenda item that was approved pertaining to Northern El Paso County was the contract award to Amrize WestCentral Inc. for the construction of the North Gate Boulevard/Struthers Road Drainage and Pond Project with the Department of Public Works Engineering Division. This project has been approved by federal, state, and local governments.

On the federal side, the Air Force Academy and I-25 are impacted; the Colorado Department of Transportation and the county Public Works Department are included. The project will cost over $3.4 million.

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BOCC meetings are normally held on Tuesdays at 9 a.m. at the Centennial Hall Auditorium, 200 S. Cascade Ave., Colorado Springs. Meetings are open to the public and can be viewed via live stream at https://clerkandrecorder.elpasoco.com/clerk-to-the-board/meeting-live-stream/. For more information regarding the BOCC, see https://bocc.elpasoco.com.

Marlene Brown can be reached at marlenebrown@ocn.me.

Other El Paso County Board of County Commissioners articles

• El Paso County Planning Commission, Board of County Commissioners – Planning Commission recommends JJ Ranch, Gleneagle View, Hidden Creek for approval (12/31/2025)
• Nov. 4 Election (12/4/2025)
• El Paso Board of County Commissioners – Board approves agreement on Highway 105 widening (12/4/2025)
• El Paso County Board of County Commissioners, Oct. 7 – Board approves contract for Fox Run Gazebo (10/30/2025)
• El Paso County Board of County Commissioners, Sept. 2, 9, and 23 – County approves park services (10/2/2025)
• El Paso County Board of County Commissioners, Aug. 5 – Liquor license approved (9/4/2025)
• El Paso County Board of County Commissioners, April 10 – Two local projects approved by the county (5/3/2025)
• El Paso County Board of County Commissioners, March 13 and 18 – Misfits Crew Estates Final Plat approved (4/5/2025)
• El Paso County Board of County Commissioners, Feb. 11 – $4 million in federal funds approved for North Gate Blvd./Struthers Road stormwater project (3/1/2025)
• El Paso Board of County Commissioners, Jan. 14 – Three commissioners sworn into office; chair and vice chair appointed (2/1/2025)

By Marlene Brown

The El Paso County Board of County Commissioners (BOCC) met on Sept. 2 on the Procurements and Contracts Consent Calendar. The board voted on approval of Matrix Design Group to provide construction management services for the Fox Run Regional Park Pond and Gazebo Renovation project, for the Parks Department. The project area is about 4 acres in the northern section of the park. The area includes parking areas, trails, a gazebo, an amphitheater, two ponds, and a small building containing two restrooms and a meeting room, currently called the Warming Hut.

The project will include reconstruction of the existing gazebo and improvements to the amphitheater to ensure access according to the Americans with Disabilities Act (ADA). The two ponds will be dredged and fitted with a synthetic pond liner. The contract for Matrix is not to exceed $37,000. The project’s total is $244,175. Commissioner Holly Williams made a motion to approve Matrix’s contract, and it was approved 5-0.

At the meeting on Sept. 9, a proclamation was approved recognizing Sept. 11 as Patriot Day and a National Day of Service and Remembrance 2025. Also, a proclamation was approved recognizing Sept. 17 as Constitution Day and Citizenship Day 2025. The board encourages residents of El Paso County to show their appreciation for the Constitution by studying and educating the younger generation on the importance of the system of government the Constitution helped to create. Both proclamations were approved 5-0.

On Sept. 23, the board considered two resolutions. One was a proposed Intergovernmental Agreement regarding compliance and stewardship of certain parcels of the New Santa Fe Regional Trail. El Paso County owns and maintains the New Santa Fe Trail between Baptist Road and the Town of Monument. An adjacent landowner requested two crossings of the trail to service the Santa Fe Park development, two vehicle crossings, and two pedestrian crossings. Approval to modify the regional trail must come from the National Park Service, El Paso County, and the Town of Monument, so an Intergovernmental Agreement regarding compliance and stewardship of certain parcels was needed.

The other was the approval of a Special Warranty Deed for the portion of the trail mentioned in the first resolution. The county owns the land and deeds to the Town of Monument for maintenance and compliance regarding development.

Both resolutions were approved 4-0-1. Holly Williams was absent.

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BOCC meetings are normally held on Tuesdays at 9 a.m. at the Centennial Hall Auditorium, 200 S. Cascade Ave., Colorado Springs. Meetings are open to the public and can be viewed via Live Stream at https://clerkandrecorder.elpasoco.com/clerk-to-the-board/meeting-live-stream/

Marlene Brown can be contacted at marlenebrown@ocn.me.

Other El Paso County Board of County Commissioners articles

• El Paso County Planning Commission, Board of County Commissioners – Planning Commission recommends JJ Ranch, Gleneagle View, Hidden Creek for approval (12/31/2025)
• Nov. 4 Election (12/4/2025)
• El Paso Board of County Commissioners – Board approves agreement on Highway 105 widening (12/4/2025)
• El Paso County Board of County Commissioners, Oct. 7 – Board approves contract for Fox Run Gazebo (10/30/2025)
• El Paso County Board of County Commissioners, Sept. 2, 9, and 23 – County approves park services (10/2/2025)
• El Paso County Board of County Commissioners, Aug. 5 – Liquor license approved (9/4/2025)
• El Paso County Board of County Commissioners, April 10 – Two local projects approved by the county (5/3/2025)
• El Paso County Board of County Commissioners, March 13 and 18 – Misfits Crew Estates Final Plat approved (4/5/2025)
• El Paso County Board of County Commissioners, Feb. 11 – $4 million in federal funds approved for North Gate Blvd./Struthers Road stormwater project (3/1/2025)
• El Paso Board of County Commissioners, Jan. 14 – Three commissioners sworn into office; chair and vice chair appointed (2/1/2025)

By Marlene Brown

At the regular meeting Aug. 5 of the Board of County Commissioners (BOCC), a hearing was held on the application dated June 9 by Mountain View Café & Catering for a hotel and restaurant liquor license for their location at 111424 Black Forest Road. After testimony from staff of Mountain View Café and surveys received by local residents and neighbors that all had favorable comments, it was determined that the applicants had satisfactorily completed all the requirements of the Colorado Liquor Code.

The board forwarded approval to the state Department of Revenue, Liquor Enforcement Division, the licensing authority.

The board approved a 107-acre Final Plat for creating 10 single-family lots one-third mile east of the Intersection of East Thunder Road and Gamblers Place. The property is located in RR-5 (Residential Rural) zoning.

Also approved was a request by Flying Horse Land Co. LLC for a sketch plan for 1,821.3 acres adjacent to Shriever Air Force Base with plans for over 4,900 homes. It is located at 16661 Highway 94, Colorado Springs. It was reported last month that the Planning Commission denied the motion for approval with a vote of 3-5. This time, the BOCC approved the motion 4-1.

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The BOCC normally meets at the Centennial Hall Auditorium, 200 S. Cascade Ave., Colorado Springs, every Tuesday at 9 a.m., and the BOCC land use meetings are every second and fourth Tuesday at 9 am. For more information, go to bocc.elpasoco.com.

Marlene Brown can be reached at marlenebrown@ocn.me.

Other El Paso County Board of County Commissioners articles

• El Paso County Planning Commission, Board of County Commissioners – Planning Commission recommends JJ Ranch, Gleneagle View, Hidden Creek for approval (12/31/2025)
• Nov. 4 Election (12/4/2025)
• El Paso Board of County Commissioners – Board approves agreement on Highway 105 widening (12/4/2025)
• El Paso County Board of County Commissioners, Oct. 7 – Board approves contract for Fox Run Gazebo (10/30/2025)
• El Paso County Board of County Commissioners, Sept. 2, 9, and 23 – County approves park services (10/2/2025)
• El Paso County Board of County Commissioners, Aug. 5 – Liquor license approved (9/4/2025)
• El Paso County Board of County Commissioners, April 10 – Two local projects approved by the county (5/3/2025)
• El Paso County Board of County Commissioners, March 13 and 18 – Misfits Crew Estates Final Plat approved (4/5/2025)
• El Paso County Board of County Commissioners, Feb. 11 – $4 million in federal funds approved for North Gate Blvd./Struthers Road stormwater project (3/1/2025)
• El Paso Board of County Commissioners, Jan. 14 – Three commissioners sworn into office; chair and vice chair appointed (2/1/2025)

By Marlene Brown

At the April 3 El Paso Board of County Commissioners (BOCC) land use meeting, two of the consent calendar items pertained to the local area:

The first was a Ben Lomand Mountain Village rezoning to Residential Rural (RR 2.5 acres). It was recommended for approval at the Planning Commission on March 20. The map amendment rezones 341.10 acres from RR-5 to RR-2.5. The property is in Commissioner District 3, just west of Palmer Divide Road and Indi Drive and at Palmer Divide Road and Spruce Mountain Road. The project was approved 5-0.

The second was a request from New Breed Ranch Inc. for approval of a Final Plat to create seven single-family residential lots. The 34.7-acre portion of 279.07 acres is zoned Planned Unit Development (PUD). It is just east of Shoup Road and Highway 83, north of the city limits of Colorado Springs. The item was recommended by the PC for approval March 20. The project was approved 5-0.

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The BOCC usually meets every Tuesday at 9 a.m. at Centennial Hall, 200 S. Cascade Ave., Suite150, Colorado Springs. Agendas and meetings can be viewed at www.agendasuite.org/iip/elpaso. BOCC land use meetings are normally held the second and fourth Thursdays of the month (as needed) at 9 a.m. in Centennial Hall. For more information regarding the BOCC, call 719-520-7276 or go to bocc.elpasoco.com

Marlene Brown can be reached at marlenebrown@ocn.me.

Other El Paso Board of County Commissioners articles

• El Paso County Planning Commission, Board of County Commissioners – Planning Commission recommends JJ Ranch, Gleneagle View, Hidden Creek for approval (12/31/2025)
• Nov. 4 Election (12/4/2025)
• El Paso Board of County Commissioners – Board approves agreement on Highway 105 widening (12/4/2025)
• El Paso County Board of County Commissioners, Oct. 7 – Board approves contract for Fox Run Gazebo (10/30/2025)
• El Paso County Board of County Commissioners, Sept. 2, 9, and 23 – County approves park services (10/2/2025)
• El Paso County Board of County Commissioners, Aug. 5 – Liquor license approved (9/4/2025)
• El Paso County Board of County Commissioners, April 10 – Two local projects approved by the county (5/3/2025)
• El Paso County Board of County Commissioners, March 13 and 18 – Misfits Crew Estates Final Plat approved (4/5/2025)
• El Paso County Board of County Commissioners, Feb. 11 – $4 million in federal funds approved for North Gate Blvd./Struthers Road stormwater project (3/1/2025)
• El Paso Board of County Commissioners, Jan. 14 – Three commissioners sworn into office; chair and vice chair appointed (2/1/2025)

By Marlene Brown

At the El Paso County Board of County Commissioners (BOCC) land use meeting on March 13, Mark McDonald and Amanda Enloe requested that the Misfits Crew Estates Final Plat be approved to create three single-family residential lots. The 35.72-acre property is zoned RR-5 on the north side of Hodgen Road, 0.32 miles west of Thompson Road. Lot 1 would be about 25.7 acres and Lots 2 and 3 would be about 5 acres each available for single-family residential construction.

The item was heard on the consent agenda at the Feb. 20 Planning Commission meeting for Misfits Crew Estates Final Plat requesting approval with a vote of 9-0 and forwarded to the BOCC. The Final Plat was approved 4-0 -1 (Commissioner Bill Wysong was absent).

At the meeting of the BOCC on March 18, it executed the 2025 Memorandum of Understanding (MOU) with the Black Forest Slash and Mulch Committee (SAMCOM), Colorado Non-Profit Corp., for the operation of the Black Forest Slash and Mulch program. The program promotes wildfire mitigation and good forest health and educates residents in reducing hazardous fuels on private property.

The Slash and Mulch program is primarily run by volunteers. The BOCC continues to enter into the MOU with SAMCOM for overall management and operation of the program. Slash is defined as tree debris, branches, leaves, and needles. Slash is ground into mulch and given to citizens. For more information about location, hours of operation, and volunteer opportunities for the Slash and Mulch program, go to bfslash.org.

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The BOCC usually meets every Tuesday at 9 a.m. at Centennial Hall, 200 S. Cascade Ave., Suite 150, Colorado Springs. Agendas and meetings can be viewed at www.agendasuite.org/iip/elpaso. BOCC land use meetings are normally held the second and fourth Thursdays of the month (as needed) at 1 p.m. in Centennial Hall. For more information regarding the BOCC, call 719-520-7276 or go to bocc.elpasoco.com.

Marlene Brown can be reached at marlenebrown@ocn.me.

Other El Paso County Board of County Commissioner articles

• El Paso County Planning Commission, Board of County Commissioners – Planning Commission recommends JJ Ranch, Gleneagle View, Hidden Creek for approval (12/31/2025)
• Nov. 4 Election (12/4/2025)
• El Paso Board of County Commissioners – Board approves agreement on Highway 105 widening (12/4/2025)
• El Paso County Board of County Commissioners, Oct. 7 – Board approves contract for Fox Run Gazebo (10/30/2025)
• El Paso County Board of County Commissioners, Sept. 2, 9, and 23 – County approves park services (10/2/2025)
• El Paso County Board of County Commissioners, Aug. 5 – Liquor license approved (9/4/2025)
• El Paso County Board of County Commissioners, April 10 – Two local projects approved by the county (5/3/2025)
• El Paso County Board of County Commissioners, March 13 and 18 – Misfits Crew Estates Final Plat approved (4/5/2025)
• El Paso County Board of County Commissioners, Feb. 11 – $4 million in federal funds approved for North Gate Blvd./Struthers Road stormwater project (3/1/2025)
• El Paso Board of County Commissioners, Jan. 14 – Three commissioners sworn into office; chair and vice chair appointed (2/1/2025)

By Helen Walklett

At its Feb. 11 meeting, the El Paso Board of County Commissioners approved a resolution to recognize federal revenue and appropriate $4 million to the Road and Bridge 2025 budget for the North Gate Boulevard/Struthers Road Drainage and Permanent Water Quality Pond Project. This will provide stormwater improvements within the multi-jurisdictional area adjacent to North Gate Boulevard, Struthers Road, and I-25.

For many years, stormwater infrastructure in this area has been inadequate and has impacted the county, City of Colorado Springs, Colorado Department of Transportation (CDOT), and the U.S. Air Force Academy. The proposed improvements will include a system that will convey stormwater through a concrete pipe network to a detention/water quality pond in the I-25 median south of North Gate Boulevard.

The project is covered by an intergovernmental agreement between the county and CDOT. The total cost of the project is $4.83 million ($4 million federal and $831,501 local match). There is currently no start date.

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The El Paso County Board of County Commissioners (BOCC) usually meets every Tuesday at 9 am at Centennial Hall, 200 S. Cascade Ave., Suite 150, Colo. Springs. Agendas and meetings can be viewed at www.agendasuite.org/iip/elpaso. Information is available at 719-520-643. BOCC land use meetings are normally held the second and fourth Thursdays of the month (as needed) at 1 pm in Centennial Hall.

Helen Walklett can be reached at helenwalklett@ocn.me.

Other El Paso County Board of Commissioners articles

• El Paso County Planning Commission, Board of County Commissioners – Planning Commission recommends JJ Ranch, Gleneagle View, Hidden Creek for approval (12/31/2025)
• Nov. 4 Election (12/4/2025)
• El Paso Board of County Commissioners – Board approves agreement on Highway 105 widening (12/4/2025)
• El Paso County Board of County Commissioners, Oct. 7 – Board approves contract for Fox Run Gazebo (10/30/2025)
• El Paso County Board of County Commissioners, Sept. 2, 9, and 23 – County approves park services (10/2/2025)
• El Paso County Board of County Commissioners, Aug. 5 – Liquor license approved (9/4/2025)
• El Paso County Board of County Commissioners, April 10 – Two local projects approved by the county (5/3/2025)
• El Paso County Board of County Commissioners, March 13 and 18 – Misfits Crew Estates Final Plat approved (4/5/2025)
• El Paso County Board of County Commissioners, Feb. 11 – $4 million in federal funds approved for North Gate Blvd./Struthers Road stormwater project (3/1/2025)
• El Paso Board of County Commissioners, Jan. 14 – Three commissioners sworn into office; chair and vice chair appointed (2/1/2025)

• Chair and vice chair appointed
• Commissioners sworn in

By Helen Walklett

At their first meeting of the year on Jan. 14, the El Paso Board of County Commissioners (BOCC) voted to appoint its chair and vice chair for 2025. Three commissioners also took the oath of office, two for the first time.

Chair and vice chair appointed

The commissioners voted unanimously to reappoint Carrie Geitner as chair. Commissioner Holly Williams was appointed as vice chair. Geitner has held the chair since October 2024 when Commissioner Cami Bremer stepped down to transition into her role as CEO of Pikes Peak United Way. She remains a commissioner.

Commissioners sworn in

The Jan. 14 meeting was halted part way through its agenda to allow for the swearing in ceremony for new and returning commissioners. Geitner, representing District 2, has been re-elected to another four-year term in office. Newly elected Commissioners Cory Applegate and Bill Wysong also took the oath of office. Wysong replaces former Commissioner Stan VanderWerf, and his district includes the towns of Palmer Lake and Monument.

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The El Paso County Board of County Commissioners (BOCC) usually meets every Tuesday at 9 am at Centennial Hall, 200 S. Cascade Ave., Suite 150, Colo. Springs. Agendas and meetings can be viewed at www.agendasuite.org/iip/elpaso. Information is available at 719-520-643. BOCC land use meetings are normally held the second and fourth Thursdays of the month (as needed) at 1 pm in Centennial Hall.

Helen Walklett can be reached at helenwalklett@ocn.me

Other El Paso Board of County Commissioners articles

• El Paso County Planning Commission, Board of County Commissioners – Planning Commission recommends JJ Ranch, Gleneagle View, Hidden Creek for approval (12/31/2025)
• Nov. 4 Election (12/4/2025)
• El Paso Board of County Commissioners – Board approves agreement on Highway 105 widening (12/4/2025)
• El Paso County Board of County Commissioners, Oct. 7 – Board approves contract for Fox Run Gazebo (10/30/2025)
• El Paso County Board of County Commissioners, Sept. 2, 9, and 23 – County approves park services (10/2/2025)
• El Paso County Board of County Commissioners, Aug. 5 – Liquor license approved (9/4/2025)
• El Paso County Board of County Commissioners, April 10 – Two local projects approved by the county (5/3/2025)
• El Paso County Board of County Commissioners, March 13 and 18 – Misfits Crew Estates Final Plat approved (4/5/2025)
• El Paso County Board of County Commissioners, Feb. 11 – $4 million in federal funds approved for North Gate Blvd./Struthers Road stormwater project (3/1/2025)
• El Paso Board of County Commissioners, Jan. 14 – Three commissioners sworn into office; chair and vice chair appointed (2/1/2025)

• Monument Ridge East approved
• Urban Landing development approved
• Six-lot development approved in Black Forest
• 2025 budget adopted
• Honoring Commissioners Gonzalez and VanderWerf

By Helen Walklett

During December, the El Paso Board of County Commissioners (BOCC) heard requests relating to the proposed Monument Ridge East development south of County Line Road and directly east of I-25 and the Urban Landing development off Struthers Road. They also approved a request in Black Forest that will create six single-family lots.

Monument Ridge East approved

At the Dec.12 BOCC land use meeting, the commissioners voted to approve joint requests for two rezones and a preliminary plan for the proposed Monument Ridge East development. The property is just under 60 acres and is directly southeast of the intersection of Interstate 25 and County Line Road, southwest of the intersection of County Line Road and Doewood Drive, and a half-mile north of the intersection of Monument Hill Road and Misty Acres Boulevard.

It is currently zoned a mixture of PUD (planned unit development), RS-20000 (residential suburban) and various commercial zonings. Before the applications to the county, the property was twice part of unsuccessful attempts to annex it and land west of I-25 into the Town of Monument. In total, the development will have 37 single-family detached and 303 attached residential units.

The requests were heard at the Nov. 21 El Paso County Planning Commission meeting where the discussion included compatibility with the neighborhood, increased traffic, and density. The commissioners voted unanimously to recommend for approval the rezone to RS-6000 (residential suburban). However, the vote to recommend approval of the higher density RM-12 (residential, multi-dwelling) was tied 4-4, meaning that request came to the BOCC with no recommendation. On the preliminary plan, the vote to recommend approval was 5-3 with three commissioners feeling unable to vote in favor when they disagreed with the RM-12 zoning request. See https://wp.ocn.me/v24n12epcpc.

The RS-6000 rezoned land is the almost-19 acres to the east of the planned extension of Misty Acres Boulevard to County Line Road. The applicant plans to create 37 single-family lots there with a commitment to 15,000-square-foot lots against the existing 20,000-square-foot lots on the property’s eastern boundary.

The higher-density RM-12 zoning concerns the 40.51-acre portion west of the extension which is bordered on the west by I-25. A condition added to the approval commits the applicant to develop only single-family detached and single-family attached in this area to ensure that no multi-family rental units are built.

Kylie Bagley, principal planner, Planning and Community Development Department, said 98 adjacent property owners were notified and county received 134 emails stating opposition to the applications.

Craig Dossey, with Vertex Consulting Services LLC and representing the applicant, said what could be built under the current zoning would have a far greater impact than what was being proposed under the rezoning. He said, “What we are really looking at in this entire development, whether you’re talking about RM-12 or RS-6000, is attached, single-family, detached single-family and two family as well as public park and open space. We are not proposing multi-family.”

During the public comment section of the hearing, six neighbors spoke in support, preferring to see residential development over commercial.

Harold Larson, a Doewood Drive resident, said he had expected to see a commercial development and a residential-commercial mixture developed like every other exit on I-25. He described the current proposals as “a win for me personally and for a lot of members in my HOA.” Another Doewood Drive resident said he feared a lack of a decision at the meeting would leave the property zoned commercial.

Twelve people spoke in opposition raising concerns about the RM-12 zoning, traffic (particularly in relation to the re-routing of Monument Hill Road through the development and to schools) and the integrity of the applicant.

Monument Mayor Mitch LaKind said the density was too high and voiced concerns about the town’s ability to adequately police the development. He stated it would have a significant financial impact on the town and other municipalities in the area and that Monument’s Police Department was already short staffed. Monument Town Councilmember Kenneth Kimple spoke by phone to oppose the RM-12 zoning due to incompatibility. He also raised concerns about policing resources and traffic, particularly in relation to the nearby schools.

A Monument resident said, “Please do not allow this so-called development to go forward without actual plans and especially with as little insight as to what will actually be built.” A neighbor said, “I think part of the reason there’s been a lot of resistance is because there’s just been an erosion of trust. It seems that every time you come to one of these meetings, the plan we’re looking [at is] different.” He continued, “Every time we see Mr. Dossey speak, it’s all the terrible things that could show up there, that we’re saving you from this. The same developer who’s putting a Buc-ee’s across the street, one of the largest consumer gas stations in the nation! They’re not really saving us from anything.”

Dossey said the Town of Monument has a comprehensive plan that sets out its intention for development of the property. He explained the plan designated it as “mixed use,” which means commercial and typically higher-density residential and sometimes attached single-family homes. He added that he felt the applicant had been unfairly characterized and that he had been very tolerant and very patient, particularly with the Town of Monument.

As well as the condition setting out the type of housing that can be built in the RM-12 zoned area, the commissioners added a condition to the preliminary plan approval that limits the number of units that can be built to 340-37 single-family detached lots and 303 attached residential units. This is in line with the numbers for which there is a finding of water sufficiency in the water supply review.

All three requests were approved by a vote of 4-0, with Commissioner Longinos Gonzalez Jr. excused. With the preliminary plan approved, final plats may be approved administratively.

Urban Landing development approved

The Urban Landing development of 49 single-family homes on 6.58 acres at the southeast corner of the intersection of Struthers Road and Spanish Bit Drive, south of the Big R store, came to the BOCC Dec. 17 meeting from the Planning Commission with a recommendation for approval. The developer, Elite Properties of America Inc., is requesting a rezone from R-4 (planned development), a now obsolete zoning category, to PUD (planned unit development) and approval of a preliminary plan. See Planning Commission article on page < 17 >.

The applications were scheduled to be heard as consent items, meaning there would be no discussion, but two neighbors were present to voice opposition. Neighbor Sean Tourangeau raised a number of concerns, including light pollution, increased traffic, density, noise pollution, increased crime, water availability, and trespassing concerns. He said, “The amount of traffic that’s going to be going into this area will also increase and will make it even harder to get in and out of our community.” Kevin Beechwood, a Chaparral Hills resident, who also spoke at the Planning Commission meeting, again voiced his opposition to the development, pointing out that the applicant planned to put 50 units on a property which is the size of one Chaparral Hills’ lot.

The vote to approve was unanimous. VanderWerf said, “It appears to me that this is a better choice than multi-family homes in this particular location.”

Six-lot development approved in Black Forest

At the Dec. 12 BOCC land use meeting, the commissioners voted unanimously to approve a request by Wayne-Anthony Custom Homes for approval of a 35-acre final plat to create six single-family lots. The property is zoned RR-5 (residential rural) and is on Mariah Trail, about a mile south of Highway 404 and a mile west of Black Forest Road.

The application came to the BOCC from the Nov. 7 Planning Commission meeting where the vote to recommend approval was unanimous. The BOCC heard it as a consent item, meaning there was no discussion.

2025 budget adopted

At the Dec. 10 meeting, the commissioners voted unanimously to adopt and appropriate the 2025 budget. It prioritizes critical needs and investments in road construction, the county courthouse, stormwater projects, and public safety.

Nikki Simmons, chief financial officer, said, “This budget is a total revenue source of $500 million and does include an $8.3 million TABOR refund that will be on 2024 property tax bills payable in 2025. This will be allocated to residential, real properties and [be] approximately $36 per household.”

Commissioner Holly Williams said, “This is a fantastic budget. I am incredibly proud of our staff who put it together.”

Honoring Commissioners Gonzalez and VanderWerf

Also at the Dec. 10 meeting, the work of departing Commissioners Gonzalez and VanderWerf was recognized with proclamations honoring their service. VanderWerf’s district includes the Towns of Palmer Lake and Monument.

Both have served two four-year terms and will leave office in January 2025. The new commissioners joining the board in January are Fountain City Councilman Cory Applegate, who replaces Gonzalez, and Bill Wysong, president, Mountain Shadows Community, and Westside Watch co-founder, who takes over from VanderWerf.

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The El Paso County Board of County Commissioners (BOCC) usually meets every Tuesday at 9 am at Centennial Hall, 200 S. Cascade Ave., Suite 150, Colo. Springs. Agendas and meetings can be viewed at www.agendasuite.org/iip/elpaso. Information is available at 719-520-643. BOCC land use meetings are normally held the second and fourth Thursdays of the month (as needed) at 1 pm in Centennial Hall.

Helen Walklett can be reached at helenwalklett@ocn.me.

Other EL Paso Board of County Commissioners articles

• El Paso County Planning Commission, Board of County Commissioners – Planning Commission recommends JJ Ranch, Gleneagle View, Hidden Creek for approval (12/31/2025)
• Nov. 4 Election (12/4/2025)
• El Paso Board of County Commissioners – Board approves agreement on Highway 105 widening (12/4/2025)
• El Paso County Board of County Commissioners, Oct. 7 – Board approves contract for Fox Run Gazebo (10/30/2025)
• El Paso County Board of County Commissioners, Sept. 2, 9, and 23 – County approves park services (10/2/2025)
• El Paso County Board of County Commissioners, Aug. 5 – Liquor license approved (9/4/2025)
• El Paso County Board of County Commissioners, April 10 – Two local projects approved by the county (5/3/2025)
• El Paso County Board of County Commissioners, March 13 and 18 – Misfits Crew Estates Final Plat approved (4/5/2025)
• El Paso County Board of County Commissioners, Feb. 11 – $4 million in federal funds approved for North Gate Blvd./Struthers Road stormwater project (3/1/2025)
• El Paso Board of County Commissioners, Jan. 14 – Three commissioners sworn into office; chair and vice chair appointed (2/1/2025)

• Waterside at Lake Woodmoor
• Settlers Ranch
• Final budget direction

By Helen Walklett

During November, the El Paso Board of County Commissioners (BOCC) approved development requests for the Waterside at Lake Woodmoor development off Woodmoor Drive and the final portion of the Settlers Ranch development north of Hodgen Road.

Waterside at Lake Woodmoor

At the Nov. 14 BOCC land use meeting, the commissioners voted unanimously to approve rezone and preliminary plan requests for the 44 single-family townhome development, Waterside at Lake Woodmoor. The property is east of Woodmoor Drive, south of Deer Creek Road, and borders the lake to its east. The applications came to the BOCC from the Oct. 17 county Planning Commission meeting with a unanimous recommendation for approval.

The property is part of a development plan for the Waterside Condominiums, which were approved by the BOCC in 1983. This would have seen 83 condominiums built, but the development never moved forward. In 2023, the current owner proposed a rezone and preliminary plan that would have seen 52 single-family townhomes developed. The application was recommended for approval by the Planning Commission by a vote of 6-1 but was withdrawn by the applicant before the BOCC hearing. This new application proposes eight fewer units.

The rezone application requested that the 7.53-acre property be rezoned from R-4 (planned development) to Planned Unit Development (PUD).

Woodmoor resident Tim Rowan spoke at the BOCC hearing to raise concerns about traffic, particularly around school drop-off and pick-up times. He said, “Somewhere between 44 and 88 vehicles are going to be added at rush hour to Deer Creek Road every day directly across from the junior high.”

He continued, “It’s going to be a miserable impact on the neighborhood.”

“If there is a plan to widen Deer Creek Road and to lessen the impact on the junior high students, my neighbors and I would like to see it,” Rowan said.

Jim White, also a Woodmoor resident, also raised traffic concerns and described the development as “another eyesore within our beautiful community.”

Commissioner Holly Williams said she was satisfied the approval criteria had been met. Approval of the preliminary plan means that subsequent final plats and other agreements may be approved administratively.

Settlers Ranch

Also at the Nov. 14 land use meeting, the commissioners approved requests for a rezone and final plat for the final portion of the Settlers Ranch development. This will see a total of 24 single-family residential lots created. The requests came from the Oct. 17 Planning Commission meeting with recommendations for approval.

The 78.71-acre property is situated north of Hodgen Road, west of Steppler Road, and east of the currently developed part of Settlers Ranch, which consists of single-family detached lots varying between 2.5 and 5 acres. The development adjoins the Abert Ranch and Settlers View subdivisions to the north. The property is in two separate areas that are joined and served by Settlers Ranch Road.

The BOCC approved the Settlers Ranch development in January 2005 for a total of 86 single-family lots. The current application to rezone from PUD to RR-2.5 (residential rural), concerns only the 53.53-acre part of the property to the north and west. It adds six lots to this part of the development, which was originally planned to have 10, therefore increasing the total number of lots to 92.

The 22.51-acre portion of the property to the south and west remains a PUD with eight lots varying from 2.5 to 2.74 acres.

The BOCC heard the requests as consent items, meaning there was no discussion.

Final budget direction

At the Nov. 5 meeting, Nikki Simmons, chief financial officer, attended to receive final direction from the commissioners on the proposed 2025 preliminary balanced budget. The commissioners made no changes to the budget as presented to them at their Oct. 8 meeting. See https://wp.ocn.me/v24n11epcbocc/

The $530.8 million budget is now scheduled to be adopted at the Dec. 10 BOCC meeting.

Chair Carrie Geitner told Simmons, “I think the fact that there is no new direction today is just a testament to the incredible amount of work that has gone into this budget over many, many months from both you and, your team, and our county administrator.”

The preliminary budget and all supporting documents can be viewed on the county website at https://admin.elpasoco.com/financial-services/budget-finance/county-budget/.

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The El Paso County Board of County Commissioners (BOCC) usually meets every Tuesday at 9 am at Centennial Hall, 200 S. Cascade Ave., Suite 150, Colo. Springs. Agendas and meetings can be viewed at www.agendasuite.org/iip/elpaso. Information is available at 719-520-643. BOCC land use meetings are normally held the second and fourth Thursdays of the month (as needed) at 1 pm in Centennial Hall.

Helen Walklett can be reached at helenwalklett@ocn.me.

Other El Paso County Board of County Commissioners articles

• El Paso County Planning Commission, Board of County Commissioners – Planning Commission recommends JJ Ranch, Gleneagle View, Hidden Creek for approval (12/31/2025)
• Nov. 4 Election (12/4/2025)
• El Paso Board of County Commissioners – Board approves agreement on Highway 105 widening (12/4/2025)
• El Paso County Board of County Commissioners, Oct. 7 – Board approves contract for Fox Run Gazebo (10/30/2025)
• El Paso County Board of County Commissioners, Sept. 2, 9, and 23 – County approves park services (10/2/2025)
• El Paso County Board of County Commissioners, Aug. 5 – Liquor license approved (9/4/2025)
• El Paso County Board of County Commissioners, April 10 – Two local projects approved by the county (5/3/2025)
• El Paso County Board of County Commissioners, March 13 and 18 – Misfits Crew Estates Final Plat approved (4/5/2025)
• El Paso County Board of County Commissioners, Feb. 11 – $4 million in federal funds approved for North Gate Blvd./Struthers Road stormwater project (3/1/2025)
• El Paso Board of County Commissioners, Jan. 14 – Three commissioners sworn into office; chair and vice chair appointed (2/1/2025)
• El Paso Board of County Commissioners, Dec. 10, 12, and 17 – Two Tri-Lakes developments approved (1/4/2025)

• 2025 preliminary balanced budget
• Geitner appointed chair
• Planning Commission reappointment

By Helen Walklett

During October, the El Paso Board of County Commissioners (BOCC) heard proposals for the 2025 county budget. The commissioners also voted to appoint Commissioner Carrie Geitner as chair. Current Chair Cami Bremer is preparing to leave for a new role in 2025.

2025 preliminary balanced budget

The county Financial Services Department presented the preliminary balanced budget at the Oct 8 BOCC meeting.

Bret Waters, county administrator, said, “I am pleased to present a conservative budget that emphasizes public safety, roads, and stormwater infrastructure.” He added, “We also submit a responsible budget with healthy financial reserves.” Nikki Simmons, chief financial officer, stated that the budget’s priorities were to ensure a stable financial future for the county.

The $530.8 million budget prioritizes investments in road infrastructure and public safety. It includes a one-time allocation of $12 million into roads for resurfacing, construction, and safety improvement projects. This investment is part of a multi-year plan to address the existing backlog and brings the 2025 road and bridge allocation to $41.3 million.

The proposed budget also includes $4.5 million toward courthouse infrastructure to increase capacity in anticipation of the allocation of additional judges, $4.2 million for a stormwater improvement project, and $1.2 million to public safety departments and offices.

It includes a $8.25 million TABOR refund. If approved, residential property taxpayers will receive an equal share of this refund on their 2025 property tax bill, amounting to about $36 per residential property. The county has also announced a 13.7% reduction in the 2025 property tax mill levy due to TABOR, which will provide tax relief to all property owners.

The budget also proposes maintaining $9.23 million in emergency reserves.

Bremer commented, “We’re in a really great place. In an unsure economic environment, I see a very sure thing in how El Paso County will continue to serve its citizens.”

At two other BOCC hearings in October, county departments and offices set out their critical needs. The public is encouraged to participate in the budget-setting process and may attend and comment at the budget hearings Nov. 5 and Dec. 10 or directly with officials. The BOCC will give its final direction on the budget at the Nov. 5 meeting. The budget is scheduled to be adopted at the Dec. 10 meeting.

The preliminary budget and all supporting documents can be viewed on the county website at https://admin.elpasoco.com/financial-services/budget-finance/county-budget/

Geitner appointed chair

Also at the Oct. 8 meeting, the commissioners voted to appoint Geitner as chair for the remainder of 2024 with immediate effect. Geitner replaces Bremer, who will assume the role of vice chair for the remainder of the year. The leadership change follows Bremer’s announcement that she will transition into her new role as CEO of Pikes Peak United Way in early 2025 and is intended to ensure a smooth transition.

The two will serve in these roles until the Jan. 14, 2025 BOCC meeting, when the commissioners will elect their 2025 leadership.

Planning Commission reappointment

Also in October, the commissioners voted to reappoint Eric Moraes to the county Planning Commission. His second term will run until Oct. 8, 2027.

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The El Paso County Board of County Commissioners (BOCC) usually meets every Tuesday at 9 am at Centennial Hall, 200 S. Cascade Ave., Suite 150, Colo. Springs. Agendas and meetings can be viewed at www.agendasuite.org/iip/elpaso. Information is available at 719-520-643. BOCC land use meetings are normally held the second and fourth Thursdays of the month (as needed) at 1 pm in Centennial Hall.

Helen Walklett can be reached at helenwalklett@ocn.me.

Other EPC Board of County Commissioners articles

• El Paso County Planning Commission, Board of County Commissioners – Planning Commission recommends JJ Ranch, Gleneagle View, Hidden Creek for approval (12/31/2025)
• Nov. 4 Election (12/4/2025)
• El Paso Board of County Commissioners – Board approves agreement on Highway 105 widening (12/4/2025)
• El Paso County Board of County Commissioners, Oct. 7 – Board approves contract for Fox Run Gazebo (10/30/2025)
• El Paso County Board of County Commissioners, Sept. 2, 9, and 23 – County approves park services (10/2/2025)
• El Paso County Board of County Commissioners, Aug. 5 – Liquor license approved (9/4/2025)
• El Paso County Board of County Commissioners, April 10 – Two local projects approved by the county (5/3/2025)
• El Paso County Board of County Commissioners, March 13 and 18 – Misfits Crew Estates Final Plat approved (4/5/2025)
• El Paso County Board of County Commissioners, Feb. 11 – $4 million in federal funds approved for North Gate Blvd./Struthers Road stormwater project (3/1/2025)
• El Paso Board of County Commissioners, Jan. 14 – Three commissioners sworn into office; chair and vice chair appointed (2/1/2025)

• The Estates at Cathedral Pines
• Minor subdivision near Palmer Lake
• Center Ice View minor subdivision
• Fox Run Nature Center Canopy Walk

By Helen Walklett

During September, the El Paso Board of County Commissioners (BOCC) approved a request to extend the Cathedral Pines subdivision in Black Forest, adding eight residential lots. The commissioners also approved land use applications for a Black Forest and a property in the unincorporated county near Palmer Lake.

The Estates at Cathedral Pines

At the Sept. 12 BOCC land use meeting, the commissioners voted unanimously to approve an application by Villagree Development LLC which will extend the Cathedral Pines subdivision, adding eight residential lots in a gated community to be known as The Estates at Cathedral Pines.

The application included a request to rezone 35.09 acres from RR-5 (residential rural) to PUD (planned unit development) and approve a preliminary plan for eight single-family residential lots with open space provision. The currently vacant property is on the west side of Winslow Drive, about 1 mile northwest of the intersection of Shoup and Milam Roads.

The applicant also sought a finding of water sufficiency with regards to water quality, quantity, and dependability. Approval of the preliminary plan with such a finding means subsequent final plats may be approved administratively, i.e. without public hearings.

The application was heard as a consent item, meaning there was no discussion. It came from the Aug. 15 El Paso County Planning Commission meeting with a unanimous recommendation for approval.

Minor subdivision near Palmer Lake

At the Sept. 26 BOCC land use meeting, the commissioners approved a request by Clifford Joyner to replat two existing lots as four single-family lots. The 3-acre property is zoned RR-0.5 (rural residential) and is located on Cloven Hoof Drive, off Highway 105, near Palmer Lake. The subdivision will be known as Ponderosa Pine Estates.

The application came from the Planning Commission’s Sept. 5 meeting with a unanimous recommendation for approval. A member of the public had stated that they wished to call in to that meeting remotely to comment but staff were unable to contact them.

At the BOCC hearing, adjacent neighbors Kimberly and Christopher Heydlauff voiced concerns about whether the new homes would be private or rental properties, a matter which was unclear from the documentation. They also stated that Joyner intended to use an existing easement on their property to access the two southern lots. The Heydlauffs were unable to attend the Planning Commission hearing but had submitted comments that are part of the official record. Ryan Howser, senior planner, Planning and Community Development, stated, “The request does not contemplate whether or not the lots will be owner occupied or rental occupied. That’s not criteria that we can consider with a replat.”

Lori Seago, senior assistant county attorney, told the commissioners that a criterion for subdivision approval is that the lots have legal access and that it was her opinion that they did in this case via the existing easement on the Heydlauffs’ property. She added that this could be challenged in court.

The commissioners agreed that the points raised by the Heydlauffs were not related to any of the criteria to be considered during the hearing and therefore decided not to elevate the application to a full hearing. They encouraged them to work with Joyner to reach a way forward. They voted to unanimously approve the application.

Center Ice View minor subdivision

Also at the Sept. 26 meeting, the commissioners unanimously approved an application by Andrew Alm for a final plat to create two single-family residential lots on a 12.72-acre property zoned RR-5 (residential rural), a quarter-mile north of Hay Creek Road.

The property was created through an illegal subdivision of land in 2002 with the property previously being part of a 70-acre parcel to the west. The final plat application legalizes the existing unplatted lot and plats the property into two new lots of 7.71 and 5 acres to be known as Driftwood Estates. A private water supply well and wastewater septic tank will be installed to serve the lots.

At the Sept. 5 Planning Commission meeting, a nearby property owner raised concerns about adding a well to the neighborhood. He said, “This area, if we use average flows out of the aquifer, from this area we should get 15 gallons a minute. No one gets 15 gallons a minute in that area. I get about a quart a minute so I’m naturally a little bit concerned about adding even more wells to an area where most people already buy water and have it hauled.”

Commissioner Tim Trowbridge responded, “We have very limited control over the water. That’s controlled by the state.” He added, “El Paso County does have a more stringent 300-year requirement that that water supply must be good for whereas the state only mandates 100 so we try and do what we can.”

The application came to the BOCC from the Planning Commission meeting with a unanimous recommendation for approval. Both hearings heard the application as a consent item, meaning there was no further discussion.

Fox Run Nature Center Canopy Walk

Also in September, the commissioners voted to approve a grant submittal to Colorado Parks and Wildlife’s Land and Water Conservation Fund (LWCF) for the Fox Run Canopy Walk project. The project is one component of the Nature Center at Fox Run Regional Park. The Canopy Walk is intended to be an educational hub. It will start with an observation tower that will allow access to the forest canopy.

The Canopy Walk is estimated to cost $3 million. Parks and Community Services has committed $1.75 million to the project and is currently completing a capital fundraising campaign to complement this commitment. A successful application for $1.25 million from the LWCF would see the project fully funded. Final design and cost estimates for this part of the nature center project are due at the end of the year. Construction is estimated to begin in late 2025 with opening in 2026.

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The El Paso County Board of County Commissioners (BOCC) usually meets every Tuesday at 9 am at Centennial Hall, 200 S. Cascade Ave., Suite 150, Colo. Springs. Agendas and meetings can be viewed at www.agendasuite.org/iip/elpaso. Information is available at 719-520-643. BOCC land use meetings are normally held the second and fourth Thursdays of the month (as needed) at 1 pm in Centennial Hall.

Helen Walklett can be reached at helenwalklett@ocn.me.

Other El Paso Board of County Commissioners articles

• El Paso County Planning Commission, Board of County Commissioners – Planning Commission recommends JJ Ranch, Gleneagle View, Hidden Creek for approval (12/31/2025)
• Nov. 4 Election (12/4/2025)
• El Paso Board of County Commissioners – Board approves agreement on Highway 105 widening (12/4/2025)
• El Paso County Board of County Commissioners, Oct. 7 – Board approves contract for Fox Run Gazebo (10/30/2025)
• El Paso County Board of County Commissioners, Sept. 2, 9, and 23 – County approves park services (10/2/2025)
• El Paso County Board of County Commissioners, Aug. 5 – Liquor license approved (9/4/2025)
• El Paso County Board of County Commissioners, April 10 – Two local projects approved by the county (5/3/2025)
• El Paso County Board of County Commissioners, March 13 and 18 – Misfits Crew Estates Final Plat approved (4/5/2025)
• El Paso County Board of County Commissioners, Feb. 11 – $4 million in federal funds approved for North Gate Blvd./Struthers Road stormwater project (3/1/2025)
• El Paso Board of County Commissioners, Jan. 14 – Three commissioners sworn into office; chair and vice chair appointed (2/1/2025)

• Vessey Road rezone
• Work at Fox Run Regional Park

By Helen Walklett

During July, the El Paso Board of County Commissioners (BOCC) approved a request to create two lots on a 6.02-acre Black Forest property and approved requests connected to renovation work at Fox Run Regional Park and the Fox Run Nature Center.

Vessey Road rezone

At the July 25 BOCC land use meeting, the commissioners voted unanimously to approve a final plat application by Pawel Posorski to create two single-family lots of just over 2.5 acres each on a 6.02-acre Vessey Road property, about one-third of a mile east of the intersection of Vessey and Holmes Roads. The land was rezoned from RR-5 (rural residential) to RR-2.5 (rural residential) in April. See wp.ocn.me/v24n5epcbocc/.

The application came from the El Paso County Planning Commission’s June 20 meeting with a unanimous recommendation for approval. It was heard at both the Planning Commission and BOCC hearings as a consent item, meaning there was no discussion.

Work at Fox Run Regional Park

At their July 9 meeting, the commissioners approved a purchase order for Matrix Design Group Inc. to provide site planning, landscape architecture, and civil engineering design services for the Fox Run Regional Park ponds and gazebo project at an amount not to exceed $207,175.

The project consists of a study of the wedding gazebo for relocation and reconstruction near the stone seating amphitheater, improvements to the amphitheater itself to ensure The Americans with Disabilities Act (ADA) access, the dredging of both ponds and the installation of a synthetic pond liner, and the provision of ADA access from the parking area to the gazebo, amphitheater, and around the ponds if practical. Work is expected to begin in September and continue through the end of 2025.

Work underway since July on the restrooms near the two play areas is designed to enhance accessibility and is expected to run through November. Portable restrooms are available in both parking lots while the remodeling takes place.

At the same meeting, the commissioners approved a change order for TDG Architecture Inc. to provide additional project management and preliminary design and construction document services for the Fox Run Nature Center at an amount not to exceed $46,697.

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The El Paso County Board of County Commissioners (BOCC) usually meets every Tuesday at 9 am at Centennial Hall, 200 S. Cascade Ave., Suite 150, Colo. Springs. Agendas and meetings can be viewed at www.agendasuite.org/iip/elpaso. Information is available at 719-520-643. BOCC land use meetings are normally held the second and fourth Thursdays of the month (as needed) at 1 pm in Centennial Hall.

Helen Walklett can be reached at helenwalklett@ocn.me.

Other El Paso Board of County Commissioners (BOCC) articles

• El Paso County Planning Commission, Board of County Commissioners – Planning Commission recommends JJ Ranch, Gleneagle View, Hidden Creek for approval (12/31/2025)
• Nov. 4 Election (12/4/2025)
• El Paso Board of County Commissioners – Board approves agreement on Highway 105 widening (12/4/2025)
• El Paso County Board of County Commissioners, Oct. 7 – Board approves contract for Fox Run Gazebo (10/30/2025)
• El Paso County Board of County Commissioners, Sept. 2, 9, and 23 – County approves park services (10/2/2025)
• El Paso County Board of County Commissioners, Aug. 5 – Liquor license approved (9/4/2025)
• El Paso County Board of County Commissioners, April 10 – Two local projects approved by the county (5/3/2025)
• El Paso County Board of County Commissioners, March 13 and 18 – Misfits Crew Estates Final Plat approved (4/5/2025)
• El Paso County Board of County Commissioners, Feb. 11 – $4 million in federal funds approved for North Gate Blvd./Struthers Road stormwater project (3/1/2025)
• El Paso Board of County Commissioners, Jan. 14 – Three commissioners sworn into office; chair and vice chair appointed (2/1/2025)

By Helen Walklett

• Monument glamping site expansion
• Variance allows short-term rentals at Black Forest property
• Planning Commission reappointments

During June, the El Paso Board of County Commissioners (BOCC) approved a request to expand a glamping site near Monument and an application to allow short-term rentals to continue at a Black Forest property.

Monument glamping site expansion

At their June 27 land use meeting, the commissioners heard a request from owner Chris Jeub for approval of an amendment to an existing special use to allow four extra sites at his glamping business with the potential for some hard-sided structures such as recreational vehicles (RVs) and shipping containers. The 6.44-acre property, zoned RR-5 (rural residential), is located at Rickenbacker Avenue, west of Interstate 25 and bordering the Town of Monument.

Note: Glamping is a term that combines “glamor” and “camping,” meaning camping with certain amenities. Jeub is a volunteer with OCN.

The application came from the Planning Commission with a 7-2 vote recommending denial. See the Planning Commission article on page < 5 >.

Ashlyn Mathy, planner II, Planning and Community Development Department, said Jeub had successfully applied for a special use permit in 2022 following a code enforcement complaint about structures such as tents, decks, and sheds at the property. The special use permitted eight tent sites. The current modification request follows complaints of an RV and shipping container on the property. Mathy said staff’s analysis of the master plan suggested the expansion may not be compatible with the rural nature of the area and its minimal change classification.

Mathy explained the modification would permit those hard-sided structures. With three of the sites restricted to tents because they are on the Monument Creek floodplain where permanent development is not allowed, those opposing the application feared the other nine would be hard-sided structures. Mathy said the applicant had not disclosed the number that would be hard-sided, making it difficult to assess the impact.

Craig Dossey, president, Vertex Consulting Services, representing the applicant, focused on the application’s compatibility with the master plan and the review criteria. He said, “We believe that a glamping operation not only brings tourism into the area, but it is also consistent with the rural character of the neighborhood, and it actually helps serve the Monument and Palmer Lake areas by providing additional, overnight accommodation.” He continued, “We’re talking about a start-up company. We’re talking about emphasizing and supporting tourism in our region.”

Fifteen individuals spoke in support of the application. Terri Hayes, president and CEO, Tri-Lakes Chamber of Commerce, described the business as a valuable asset to the area providing an alternative lodging option in an area where accommodations are scarce. A neighbor to the north said the business had had no negative impact on him.

Four people spoke in opposition. Chris Maciejewski, attorney with Robinson and Henry P.C. and representing several of the neighbors, said, “This is not a minor expansion of a recreational camp from eight sites to 12. This would not continue to be a low impact, nature-based use of the property. This is essentially creating an RV park.” He continued, “We believe the Planning Commission asked the right questions, made the right recommendation.”

In rebuttal, Dossey was critical of the Planning Commission hearing and decision. He said, “There was very little discussion about the review criteria, and I think it’s something the county attorney should be cautious with because that hearing really had very little discussion about the criteria, and the decision that was rendered was not focused on the criteria.” He said the master plan supported everything about the application in its location.

Dossey then put forward three additional conditions proposed by his client to be attached to any approval. Two would limit the footprint and height of any hard-sided structures and would mean the current RV on the property would have to be removed. The third would require five of the sites to be tent-only.

Commissioner Stan VanderWerf, making a motion to deny, said, “I would encourage the applicant to continue to enjoy the use of the special use permit that is presently approved but I am not comfortable making a declaration for myself that this is compatible and in harmony with the area.” Commissioner Holly Williams seconded the motion.

Commissioner Carrie Geitner disagreed, stating she found it consistent with the master plan. Bremer agreed and the vote to deny the application was tied 2-2 and the motion failed. Commissioner Longinos Gonzalez Jr. was absent. County attorney Kenneth Hodges advised that the recording of the hearing would now go to Gonzalez for review and the board would return at a later date for any questions and to vote on a new motion.

Bremer called a brief recess. When the commissioners returned, Williams stated, “I am convinced by Commissioner Geitner’s arguments that it is an allowable use. Perhaps maybe what I’m unconvinced of is that I liked the allowable use in the first place. So, based upon that, I would make a motion to reconsider and rescind my previous motion.” The vote supporting this motion was 3-1 with VanderWerf the nay vote.

Williams said, “I just apologize. I do believe this one is a messy one and this special use process is very, very hard.” She then moved to approve the application with the addition of the extra conditions proposed by the applicant. This vote succeeded 3-1 and again VanderWerf was the nay vote.

Variance allows short-term rentals at Black Forest property

At the June 13 BOCC land use meeting, the commissioners heard a request from owners Drew and Tarah MacAlmon for approval of a variance of use to allow an existing ancillary building to continue to be used as an occasional short-term rental. The 4.78-acre property is located on South Holmes Road, south of its intersection with Burgess Road, and is zoned RR-5 (residential rural).

The application came to the BOCC with a recommendation for approval following a 5-3 vote at the May 2 Planning Commission meeting. Discussion at that meeting focused on the history of the ancillary structure and the use tied to the original approval, the timeline of when the rentals started, and concerns that the applicants may have tried to circumnavigate the county’s process in order to rent out the structure. Speaking to his nay vote, Commissioner Tim Trowbridge said, “I don’t think this is compatible with the neighborhood. I don’t think short-term rentals belong here.” See www.ocn.me/v24n6.htm#epcpc.

Ashlyn Mathy, planner II, Planning and Community Development Department, said the MacAlmons received approval in 2018 for an ancillary building to provide home office and additional living space. It passed all inspections in 2019, and the bedrooms in the basement of the building have been rented out on a short-term basis since that time with the owners not knowing this was not an allowed use. In 2022, an anonymous complaint about the rental was made to county’s code enforcement officers and a violation notice followed.

The MacAlmons then met with county staff and were advised not to submit a variance of use application at that time, which would bring the rental activity into compliance, because county was exploring code amendments that would allow accessory dwelling units. When this was put on hold waiting for the state Legislature, the applicants were asked to submit a variance of use application, and this was done in August 2023.

Mathy said 15 neighbors were notified of the application, and the county received one email in opposition. Two neighbors spoke in opposition at the hearing. Speaking online on behalf of his parents who share a boundary with the MacAlmons, one man raised concerns about the drain on water resources and increased traffic. He said, “They have clearly wanted to build this Airbnb from Day 1 and now that they’ve been caught, are trying to get approval.”

Speaking in person, his brother said he had thought the rental was already approved and mentioned lots of traffic, big congregations at the site, and disturbance. He said, “The MacAlmons willfully fulfilled their dream of having a showcase Airbnb at the expense of the neighborhood’s ability to experience what living on a quiet, rural, dead-end road can give.” He added, “It’s not a place for entrepreneurial commerce.”

Nina Ruiz, Vertex Consulting, and representing the applicants, said a lot of the discussion had been based on neighborhood disputes and not the review criteria. She said three letters of support had been received, two of which came from immediately adjacent neighbors.

Commissioner Holly Williams said, “On this one I have to fall back on, you know, that they would have a right to certainly rent out their second home now that they’ve come through this process.” Commissioner Longinos Gonzalez Jr. was concerned that allowing the application would set a precedent allowing accessory structures to be rented. Commissioner Carrie Geitner said, “We need to be able to have the discussion around how to allow people to use their property with the most freedom possible but also mitigating impacts. I think that is very American, quite frankly, so I will be in support of this.”

The vote to approve was 4-1 with Gonzalez the nay vote. The approval includes a condition that the variance only apply while the MacAlmons own the property.

Planning Commission reappointments

At the June 25 BOCC meeting, the commissioners voted unanimously to reappoint Commissioners Jeff Markewich and Wayne Smith as associate members of the Planning Commission. Their new terms will end on June 25, 2025.

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The El Paso County Board of County Commissioners (BOCC) usually meets every Tuesday at 9 am at Centennial Hall, 200 S. Cascade Ave., Suite 150, Colo. Springs. Agendas and meetings can be viewed at www.agendasuite.org/iip/elpaso. Information is available at 719-520-643. BOCC land use meetings are normally held the second and fourth Thursdays of the month (as needed) at 1 pm in Centennial Hall.

Helen Walklett can be reached at helenwalklett@ocn.me.

Other El Paso County Board of County Commissioners articles

• El Paso County Planning Commission, Board of County Commissioners – Planning Commission recommends JJ Ranch, Gleneagle View, Hidden Creek for approval (12/31/2025)
• Nov. 4 Election (12/4/2025)
• El Paso Board of County Commissioners – Board approves agreement on Highway 105 widening (12/4/2025)
• El Paso County Board of County Commissioners, Oct. 7 – Board approves contract for Fox Run Gazebo (10/30/2025)
• El Paso County Board of County Commissioners, Sept. 2, 9, and 23 – County approves park services (10/2/2025)
• El Paso County Board of County Commissioners, Aug. 5 – Liquor license approved (9/4/2025)
• El Paso County Board of County Commissioners, April 10 – Two local projects approved by the county (5/3/2025)
• El Paso County Board of County Commissioners, March 13 and 18 – Misfits Crew Estates Final Plat approved (4/5/2025)
• El Paso County Board of County Commissioners, Feb. 11 – $4 million in federal funds approved for North Gate Blvd./Struthers Road stormwater project (3/1/2025)
• El Paso Board of County Commissioners, Jan. 14 – Three commissioners sworn into office; chair and vice chair appointed (2/1/2025)

• Hay Creek Valley subdivision approved
• Old Denver Road rezone to commercial approved

By Helen Walklett

During May, the El Paso Board of County Commissioners (BOCC) approved two land use applications west of I-25. These were a final plat for the 20-lot Hay Creek Valley subdivision off Hay Creek Road despite neighbor concerns about wildfire risk and evacuation and a rezone to commercial for an Old Denver Road property.

Hay Creek Valley subdivision approved

At its May 9 land use meeting, the BOCC approved a request by View Homes Inc. for approval of a final plat for the Hay Creek Valley subdivision to create 20 single-family residential lots. The site has one existing single-family residence which will remain in the western portion of the site. The 214.62-acre property is zoned RR-5 (rural residential) and located west of Interstate 25, directly north of the U.S. Air Force Academy (USAFA), south of the Forest Lakes subdivision, and southwest of Monument.

The BOCC’s unanimous decision to approve went against the recommendation of the El Paso County Planning Commission. A vote to recommend approval at its April 18 meeting failed by 3-5 resulting in a recommendation of denial. Members of the public spoke in opposition at that meeting, raising concerns about additional lots in the area, inadequate access, a section of county’s land development code which they believed was not satisfied, and traffic. The planning commissioners felt fire safety regarding ingress and egress was not met.

The subdivision’s preliminary plan was approved in fall 2023. Neighbors raised concerns about the lack of notification, water, the impact on wildlife, traffic, and wildfire evacuation at the Sept. 21 Planning Commission meeting where the preliminary plan was considered. No one spoke against the preliminary plan application at the Oct. 12 BOCC land use meeting where it was approved.

Kylie Bagley, planner III, Planning and Community Development Department, reminded the commissioners that the preliminary plan was approved with two waivers. One waived the requirement for public roads to allow a private road to service the subdivision. The other removed the requirement for two access routes.

Ed Schoenheit, engineer I, County Engineering Division, said access to the subdivision will be via a recorded access easement agreement with an adjacent property owner. Within the subdivision, access to the lots will be via a 1-mile private paved road which will have a dead-end cul-de-sac meeting county’s Engineering Criteria Manual and fire district design requirements with approved deviations. The private road will be gated and will join Hay Creek Road. The traffic study concluded that no improvements were required to Hay Creek Road itself.

Commissioner Stan VanderWerf said that, knowing there were several comments from residents about fire safety, was there a second way to get out on Hay Creek Road to the west? Schoenheit replied no and explained that Hay Creek terminates in the west farther down in the canyon area.

The property is on the northern boundary of the USAFA, an area where training operations take place. Bagley said that the USAFA had asked the developer to include plat notes and covenants to provide full disclosure of this to future lot owners. The USAFA also requested an “avigation” easement (giving the right of overflights in the airspace above or in the vicinity of the property) be recorded with the final plat.

Jason Alwine, Matrix Design Group Inc. and representing the owner, said the Fire Department [Monument Fire District] had requested the installation of a water cistern with a minimum capacity of 33,000 gallons at the far end of the cul-de-sac. The one being installed will hold 35,000 gallons. He stated that a Wildfire Hazard and Mitigation Report had also been submitted as part of the process and that some fire mitigation work had already taken place. He explained that lots will range from 5.5 to 17 acres with the larger lots situated on the southern part of the property abutting the USAFA boundary where vegetation and a ridge will provide a natural buffer between the subdivision and the USAFA training grounds. Eleven of the lots will be larger than 10 acres and all will be on well and septic.

Seven neighbors spoke in opposition. No one spoke in favor. The opposition focused on fire safety and traffic with concerns being voiced about evacuation in case of wildfire given that Hay Creek Road has only one way in and out, terminating in a dead end. Neighbors felt the application contravened Dead End Standard 8.4.4 D in the county’s land development code (LDC) which states “When more than 25 lots would front and take access to a dead-end road, a second means of access shall be provided.”

Resident Lorna Bennett read a statement from a neighbor which stated, “If you vote to approve this application, know that you will be effectively waiving the LDC dead-end road mandate thereby nullifying the intent and purpose of the LDC and further jeopardizing the safety, welfare, and lives of the current occupants of this valley as well as the future occupants of the development.”

Referring to the 25-home limit in the code’s dead-end standard, resident Kelly Parr said, “I just don’t understand how you can throw waivers at things that go against the law that defends people’s safety.” Another resident asked, “My question is how many casualties are you willing to accept? Five, 10? One is too many. Our safety is very much at risk here and I would like you to consider that.”

In rebuttal, Alwine said that the applicant was complying with all Fire Department requirements. Regarding the code condition, he stated that it did not apply to the subdivision, which has 20 lots. He said they had conversations about waivers and deviations at the preliminary plan stage with staff, engineering, and the Fire Department and that the Fire Department had given a letter of support which was submitted with the proposal.

Owner Joe Stifter, View Homes Inc., said, “The section of code that’s being referred to over and over and over, 8.4.4.D, it’s very specific in that it says, “No more than 25 units shall front and take access to a dead-end road” and what’s being continually referenced here is Hay Creek Road. We have 20 homes that front and take access from Snow Mountain Heights [the private road within the subdivision]. None of those front Hay Creek Road. So, speaking literally to the code, we meet that code.”

VanderWerf commented, “I do feel at this point I need the staff to provide a legal interpretation of this 8.4.4.D because we have different points of view with regard to this and I think it revolves around what space does the application of that land development code apply to? Does it apply to all of Hay Creek Road in its entirety or does it apply to each of the developments that feed into Hay Creek Road?’ Bagley explained, “There is a parcel between the northern boundary of their subdivision and Hay Creek Road, therefore staff has determined that it does not front Hay Creek Road.”

Meggan Herington, executive director, Planning and Community Development, said, “The beginning of Chapter 8 [of the Land Development Code] talks about the application of these subdivision design standards being specific to the subdivision itself, and so it’s difficult for us to say we’re going to apply this more globally outside of the subdivision review.”

Commissioner Holly Williams commented, “It does seem to me that it meets the fire district requirements.” Commissioner Carrie Geitner said, “I also appreciate our staff and believe they are the experts in interpreting our code, so I too take what Meggan [Herington] has said with great weight.” Chair Cami Bremer said, “I absolutely believe that this meets the criteria.” VanderWerf commented, “I would like to work with the staff to see if there’s anyway to put a second ingress/egress in and out of that road [Hay Creek Road].”

The vote to approve was 4-0 with Commissioner Longinos Gonzalez Jr. absent.

Old Denver Road rezone to commercial approved

Also at the May 9 BOCC land use meeting, the commissioners unanimously approved a request to rezone an 8.07-acre property at 16050 Old Denver Road from RR-5 (rural residential) to CS (commercial service). The 8.07-acre property is located half a mile north of the intersection of Baptist Road and Old Denver Road. The application was heard as a consent item, meaning there was no discussion.

The application came from the El Paso County Planning Commission meeting on April 18 with a unanimous recommendation for approval. It had been scheduled to be heard as a consent item at that meeting but was heard as a regular item at the request of Commissioner Christopher Whitney who had questions about the interplay of placetype (from the county’s master plan) and zoning. See https://www.ocn.me/v24n5.htm?zoom_highlight=%22old+denver+road%22.

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The El Paso County Board of County Commissioners (BOCC) usually meets every Tuesday at 9 am at Centennial Hall, 200 S. Cascade Ave., Suite 150, Colo. Springs. Agendas and meetings can be viewed at www.agendasuite.org/iip/elpaso. Information is available at 719-520-643. BOCC land use meetings are normally held the second and fourth Thursdays of the month (as needed) at 1 pm in Centennial Hall.

Helen Walklett can be reached at helenwalklett@ocn.me.

Other El Paso County articles

• El Paso County Planning Commission, Board of County Commissioners – Planning Commission recommends JJ Ranch, Gleneagle View, Hidden Creek for approval (12/31/2025)
• Nov. 4 Election (12/4/2025)
• El Paso Board of County Commissioners – Board approves agreement on Highway 105 widening (12/4/2025)
• El Paso County Board of County Commissioners, Oct. 7 – Board approves contract for Fox Run Gazebo (10/30/2025)
• El Paso County Board of County Commissioners, Sept. 2, 9, and 23 – County approves park services (10/2/2025)
• Fox Run Nature Center on hold (10/2/2025)
• El Paso County Board of County Commissioners, Aug. 5 – Liquor license approved (9/4/2025)
• El Paso County Planning Commission, Aug. 7 – Variance for rental unit rejected (9/4/2025)
• El Paso County Planning Commission, June 19 – Commission recommends disapproval of Flying Horse East sketch plan (7/3/2025)
• El Paso County Board of County Commissioners, April 10 – Two local projects approved by the county (5/3/2025)

• Black Forest slash and mulch program
• Vessey Road rezone
• Ambulance license and permits

By Helen Walklett

During April, the El Paso Board of County Commissioners (BOCC) made decisions relating to the Black Forest slash and mulch program and a Black Forest rezone application.

Black Forest slash and mulch program

At its April 9 meeting, the BOCC approved the 2024 memorandum of understanding (MOU) with the Black Forest Slash and Mulch Committee (SAMCOM), the nonprofit responsible for the program’s daily operation.

This wildfire mitigation program, staffed entirely by volunteers, accepts slash (tree debris including branches and leaves) from residents that is ground into mulch, which is available free of charge to the public. The program does not accept bulk loads of needles, tree stumps, roots, weeds or grass.

Under the MOU, the county contributes up to $40,000 toward grinder expenses, and SAMCOM provides $12,000 toward the costs.

The site, within Black Forest Section 16 on the east side of Herring Road and just south of Shoup Road, opened for the 2024 season for slash drop-off on April 27. Normal business hours are Saturdays and Sundays 7 a.m.-4 p.m. and Tuesday and Thursday evenings 5-7:30 p.m. Sundays between 7 a.m. and noon are for slash drop-off only. The last date for slash drop-off this year is Sept. 15. The drop-off fee for slash has increased this year to $10 per pickup truck. There is a loyalty card available that offers a discount.

Free mulch will be available for self-loading from May 18 through Sept. 21. For large quantities of mulch, an end loader will be available on Saturdays only, 7 a.m. to 4 p.m., charging $5 per bucket.

Describing the program as wonderful, Commissioner Holly Williams said, “I certainly encourage all of our Black Forest residents, as well as many of our northeastern Colorado Springs residents, to take advantage and to keep wildfire mitigation efforts on your property up to date.”

For more information, visit www.bfslash.org. Anyone wanting to volunteer to work a shift can do so via the website.

Vessey Road rezone

At their April 11 land use meeting, the commissioners voted to approve an application by Pawel Posorski for a rezoning of 6.02 acres from RR-5 (rural residential) to RR-2.5 (rural residential). The property is located at 6225 Vessey Road, one-half mile east of the intersection of Vessey Road and Neva Lane. A final plat application has also been submitted to create two lots from the parcel. This is currently under review and has not yet been scheduled for a public hearing.

The application was heard as a consent item, meaning there was no discussion. The application came from the Planning Commission with an 8-1 vote recommending approval. Commissioners Christopher Whitney was the nay vote, having concerns about the zoning not being consistent with the area and about the non-conformity of lots in the area. See https://www.ocn.me/v24n4.htm?zoom_highlight=%22vessey+road%22.

Ambulance license and permits

At the April 16 meeting, the commissioners approved an ambulance service license and two ambulance permits for the Black Forest Fire Rescue Protection District. At the previous week’s meeting, Commissioner Stan VanderWerf commented on the fact that the state had recently passed a statute that will take away local authorities’ power to issue ambulance permits beginning in July. These will now be issued at the state level. He said, “The law is the law, but this is just another example of centralization of power in Denver that I know in the long run will not be good for the State of Colorado when local governments know best what our local communities need.”

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The El Paso County Board of County Commissioners (BOCC) usually meets every Tuesday at 9 am at Centennial Hall, 200 S. Cascade Ave., Suite 150, Colo. Springs. Agendas and meetings can be viewed at www.agendasuite.org/iip/elpaso. Information is available at 719-520-643. BOCC land use meetings are normally held the second and fourth Thursdays of the month (as needed) at 1 pm in Centennial Hall.

Helen Walklett can be reached at helenwalklett@ocn.me.

Other El Paso County articles

• El Paso County Planning Commission, Board of County Commissioners – Planning Commission recommends JJ Ranch, Gleneagle View, Hidden Creek for approval (12/31/2025)
• Nov. 4 Election (12/4/2025)
• El Paso Board of County Commissioners – Board approves agreement on Highway 105 widening (12/4/2025)
• El Paso County Board of County Commissioners, Oct. 7 – Board approves contract for Fox Run Gazebo (10/30/2025)
• El Paso County Board of County Commissioners, Sept. 2, 9, and 23 – County approves park services (10/2/2025)
• Fox Run Nature Center on hold (10/2/2025)
• El Paso County Board of County Commissioners, Aug. 5 – Liquor license approved (9/4/2025)
• El Paso County Planning Commission, Aug. 7 – Variance for rental unit rejected (9/4/2025)
• El Paso County Planning Commission, June 19 – Commission recommends disapproval of Flying Horse East sketch plan (7/3/2025)
• El Paso County Board of County Commissioners, April 10 – Two local projects approved by the county (5/3/2025)

• Forest Heights Estates
• Gleneagle minor subdivision

By Helen Walklett

In March, the El Paso County Board of County Commissioners (BOCC) considered minor subdivision requests for properties in Black Forest and Gleneagle.

Forest Heights Estates

At their March 28 land use meeting, the commissioners heard a request by the Jon Didleaux and Phyllis Didleau Revocable Trust for approval of a 32.168-acre minor subdivision to create four single-family lots and two tracts. The property is zoned RR-5 (residential rural) and is located at 8250 Forest Heights Circle east of Herring Road and north of Shoup Road. The subdivision will be known as Forest Heights Estates.

The application came to the BOCC with a unanimous recommendation for approval from the March 7 El Paso County Planning Commission meeting. At that meeting, four citizens spoke in opposition, focusing on trail access, dedication of land for trail easements, the requested waivers (pertaining to allowing a private rather than public road and not establishing an HOA), and the maintenance agreement for the private road. The commissioners at that meeting felt the concerns were either not directly relevant to the review criteria or were not legally enforceable.

In conformity with the zoning, all four proposed lots will be a minimum of 5 acres. Two are proposed to be larger at 7.6 acres and 12.10 acres and these will be located on the property’s south side near neighboring larger properties. The two smaller lots will be located adjacent to smaller lots to the property’s north and west. Access to the lots is proposed via the existing private gravel road, Forest Heights Circle, which extends east from Herring Road and serves six existing family homes. The applicant will be responsible for improving the road and the cul-de-sac at its end. The maintenance of the road will be undertaken by the residents under a formal agreement, although the commissioners heard that not all the neighbors have signed this.

At the BOCC meeting, Ryan Howser, planner III, Planning and Community Development, said that since the Planning Commission hearing the applicant has proposed to work with the community to provide the requested trail easements. This would include a northern easement for a trail along the northern edge of lot 1, which would enable a connection to Meadow Glen Lane. The gesture was described by Commissioner Carrie Geitner as “quite generous.”

Judy von Ahlefeldt, an adjacent neighbor, spoke in opposition during the public comment section of the hearing to suggest an alternative to the planned cul-de-sac. This would see it built in a different location which she said would provide better protection for the wetlands. She described it as a practical, economic, conservation solution and said, “I am offering to purchase the end of Forest Heights Circle and have two shared private driveways. I will pay for survey costs. I will pay for maintaining this end of the road.”

In rebuttal Dave Gorman, with M.V.E. Inc. and representing the applicant, said the proposed roadway was designed to closely meet county standards and the cul-de-sac is required in the standards and was intended to promote safety. Applicant Jon Didleaux said, “Judy suggested that we move that cul-de-sac but that takes up two areas. It cuts into both 5-acre parcels that we’re trying to subdivide, and we were trying to avoid that just to make it a regular 5-acre parcel for the future owner without having to put a cul-de-sac in each person’s lot.”

Seeking clarification, Commissioner Stan VanderWerf said, “There were some statements made by Ms. von Ahlefeldt today offering an alternate proposal and offering to help fund that alternate proposal. Has there been a formal offer from her to your clients about that and, if so, has that been rejected by your clients?” The answer from Gorman was no. VanderWerf then continued, “Under the conditions that this might go forward and be voted on and approved, I just was interested in knowing, I would presume those discussions could continue should an offer be made and the applicant consider it?” Staff advised that this would be the case and it would be a matter for Ms. von Ahlefeldt and the applicant to work out between themselves.

The vote to approve was unanimous.

Gleneagle minor subdivision

Also at the March 28 land use meeting, the commissioners voted unanimously to approve a request by Aaron Atwood for a 5.04-acre minor subdivision to be known as Pair-A-Dise to create two single-family lots. The property is zoned RR-2.5 and is located on Struthers Loop, south of the junction of West Baptist Road and Leather Chaps Road. The site is currently vacant. The proposed lots will each slightly exceed 2.5 acres. The application was heard as a consent item, meaning there was no discussion.

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The El Paso County Board of County Commissioners (BOCC) usually meets every Tuesday at 9 am at Centennial Hall, 200 S. Cascade Ave., Suite 150, Colo. Springs. Agendas and meetings can be viewed at www.agendasuite.org/iip/elpaso. Information is available at 719-520-643. BOCC land use meetings are normally held the second and fourth Thursdays of the month (as needed) at 1 pm in Centennial Hall.

Helen Walklett can be reached at helenwalklett@ocn.me

Other El Paso County Board of County Commissioners articles

• El Paso County Planning Commission, Board of County Commissioners – Planning Commission recommends JJ Ranch, Gleneagle View, Hidden Creek for approval (12/31/2025)
• Nov. 4 Election (12/4/2025)
• El Paso Board of County Commissioners – Board approves agreement on Highway 105 widening (12/4/2025)
• El Paso County Board of County Commissioners, Oct. 7 – Board approves contract for Fox Run Gazebo (10/30/2025)
• El Paso County Board of County Commissioners, Sept. 2, 9, and 23 – County approves park services (10/2/2025)
• El Paso County Board of County Commissioners, Aug. 5 – Liquor license approved (9/4/2025)
• El Paso County Board of County Commissioners, April 10 – Two local projects approved by the county (5/3/2025)
• El Paso County Board of County Commissioners, March 13 and 18 – Misfits Crew Estates Final Plat approved (4/5/2025)
• El Paso County Board of County Commissioners, Feb. 11 – $4 million in federal funds approved for North Gate Blvd./Struthers Road stormwater project (3/1/2025)
• El Paso Board of County Commissioners, Jan. 14 – Three commissioners sworn into office; chair and vice chair appointed (2/1/2025)

• Palmer Lake annexation
• Vollmer Road safety concerns

By Helen Walklett

During February, the El Paso Board of County Commissioners (BOCC) considered an annexation impact report for land west of the Town of Palmer Lake. The commissioners also heard concerns about safety on Vollmer Road near the School in the Woods site at the end of January.

Palmer Lake annexation

The proposed Ben Lomand Mountain Village annexation into the Town of Palmer Lake was back on the agenda at the Feb. 22 BOCC land use meeting ahead of it being discussed that evening at the Palmer Lake Board of Trustees meeting. See the Palmer Lake Board of Trustees meeting article on page < 7 >.

Kylie Bagley, planner III, Planning and Community Development Department, said the annexation impact report contained more information on the annexation’s potential impacts than was available when the BOCC first discussed it at its Jan. 23 meeting.

The annexation request is being made by landowner United Congregational Church and concerns 181.5 acres of RR-5-zoned land south of County Line Road, west of Indi Drive, north of the Lakeview Heights subdivision, and east of Oakdale Drive.

The applicant intends to develop the site, along with an additional 163 acres already within Palmer Lake, and rezone the land to the RE Estate Zone, which allows single-family dwellings on a minimum lot size of 2.5 acres. The total development on the combined property is not expected to exceed 80 lots. The steep topography of parts of the property being considered for annexation as well as the necessary land dedications and rights-of-way for roads and utilities mean that a large portion of the property is anticipated to remain undeveloped. It is estimated that 104 of the 181.5 acres is buildable and, given the minimum lot size of 2.5 acres, this would result in about 41 lots on that portion.

All existing structures, including the existing church and youth center, would remain. The applicant intends to use the buildable remainder of the combined property for churches and other religious facilities. Public trail easements and recreational access may also be considered as part of any future development.

The report states that the town’s police and fire services and the school district are believed to be more than adequate to provide services to the proposed development. The applicant will need to submit a drainage report and a traffic impact study as the project progresses.

Commissioner Carrie Geitner asked if there were any remaining concerns that might be potential problems for county and should be relayed to the Town of Palmer Lake. Bagley answered that there were none at this time.

Commissioner Holly Williams asked if Palmer Lake would be taking over responsibility for County Line Road. Meggan Herington, executive director, Planning and Community Development, said it would be standard for the town to take on the portion adjacent to the development and that discussions about other segments would need to be ongoing as the development progressed. She also clarified that the county and the Colorado Department of Transportation would receive detailed documentation for review and comment as any development moved forward.

The BOCC cannot approve or deny an annexation impact report; the report serves to notify it of the annexation request and sets out potential impacts in general terms, allowing the BOCC to give direction to staff. Therefore, the commissioners accepted the report, but no vote was taken.

Vollmer Road safety concerns

During the public comments part of the Jan. 30 BOCC meeting, two residents raised concerns about safety and speeding on Vollmer Road, adjacent to the School in the Woods site. Dick Hegeman, a resident of Hardin Road opposite the school site, said traffic had increased exponentially over the years. He spoke of speeding and cars parked on both sides of Vollmer and along Hardin during busy times such as school choice night when prospective parents and pupils visit. He said, “Something’s got to be done because somebody is going to get hurt. Why can’t we be proactive instead of reactive.”

Vollmer Road resident Maggie Mae Stone stated, “I’ve been trying on the same subject for nearly 2 1/2 years to find out when somebody is going to give a damn about the kids at the School in the Woods and put up speed limit signs.”

Although it is a designated school zone, limited to 25 mph, this cannot be enforced because there are no signs. Stone told the commissioners that she and her husband had offered to pay for two signs, but no one had acted interested in any way. She said she had been told by three Sheriff’s Deputies on three separate occasions that nothing would change until someone died.

Chair Cami Bremer asked Josh Palmer, county engineer, to follow up directly with the two citizens to explain the measures taken and those planned, which include the installation of dual turn lanes over the summer when the school is closed.

Helen Walklett can be reached at helenwalklett@ocn.me.

Other El Paso Board of County Commissioners articles

• El Paso County Planning Commission, Board of County Commissioners – Planning Commission recommends JJ Ranch, Gleneagle View, Hidden Creek for approval (12/31/2025)
• Nov. 4 Election (12/4/2025)
• El Paso Board of County Commissioners – Board approves agreement on Highway 105 widening (12/4/2025)
• El Paso County Board of County Commissioners, Oct. 7 – Board approves contract for Fox Run Gazebo (10/30/2025)
• El Paso County Board of County Commissioners, Sept. 2, 9, and 23 – County approves park services (10/2/2025)
• El Paso County Board of County Commissioners, Aug. 5 – Liquor license approved (9/4/2025)
• El Paso County Board of County Commissioners, April 10 – Two local projects approved by the county (5/3/2025)
• El Paso County Board of County Commissioners, March 13 and 18 – Misfits Crew Estates Final Plat approved (4/5/2025)
• El Paso County Board of County Commissioners, Feb. 11 – $4 million in federal funds approved for North Gate Blvd./Struthers Road stormwater project (3/1/2025)
• El Paso Board of County Commissioners, Jan. 14 – Three commissioners sworn into office; chair and vice chair appointed (2/1/2025)

• Ben Lomand Mountain Village annexation
• 2024 budget adopted
• Chair and vice chair reappointed
• Hill subdivision approved
• Other decisions

By Helen Walklett

During January, the El Paso Board of County Commissioners (BOCC) considered an annexation notification from the Town of Palmer Lake. The commissioners also adopted the 2024 budget and reappointed their chair and vice chair for a second year.

Ben Lomand Mountain Village annexation

Notification of an annexation request from the Town of Palmer Lake was received by the commissioners at their Jan. 23 meeting. The BOCC cannot approve or deny an annexation report; it serves to notify it of the annexation request and sets out potential impacts in general terms.

The Ben Lomand Mountain Village annexation concerns 181.5 acres of RR-5-zoned land south of County Line Road, west of Indi Drive, north of the Lakeview Heights subdivision, and east of Oakdale Drive. The request to annex the land into the town is being made by the United Congregational Church and was scheduled to be heard at the Palmer Lake Board of Trustees meeting on Jan. 25. Meggan Herington, executive director, Planning and Community Development, told the commissioners that she expected the request to be continued to a later date after an hour of testimony as required by statute. See the Palmer Lake Board of Trustees meeting article at left.

The applicants intend to develop the proposed 181.5 acres along with an additional 163 acres within Palmer Lake and rezone the land to the RE Estate Zone, which allows single-family dwellings on a minimum lot size of 2.5 acres. All existing structures, including the church and youth center, would remain. The county thought the development might number 80 or so houses.

The commissioners heard that the town had not yet provided a full Annexation Impact Report and had initially requested a waiver for this from the BOCC but had later said the information would be provided. The commissioners voted unanimously to decline the waiver, meaning the matter will return to the BOCC at a later date in the interest of full transparency. The commissioners noted that the application was a major matter for Palmer Lake and directed county staff to continue to work with the town on it. Commissioner Longinos Gonzalez said his first feedback would be that he would like to see the town accept the maintenance of certain county roads and maintain access to Ben Lomand Mountain.

The matter is ongoing.

2024 budget adopted

At the Jan. 9 meeting, the commissioners voted unanimously to adopt and appropriate the $491.6 million 2024 budget. Its adoption normally takes place in December, but it was postponed due to the special legislative session that took place at the state assembly.

Commissioner Gonzalez said, “I think this budget really addresses the needs of the community and [is] a great prioritization of public safety, roads.” Commissioner Stan VanderWerf said, “I appreciate calling it the recession-proof budget because we’re not 100% sure where 2024 is going to go and we have held reserve dollars in this budget in case we have an economic downturn.”

The commissioners went on to certify the 2023 mill levy for property taxes payable in 2024. Nikki Simmons, chief financial officer, said the mill levy of 7.192 mills was significantly lower than the overall authorized mill levy of 8.46 mills due to the TABOR cap. It represents an almost 17% reduction in the county’s portion of property tax bills.

Commissioner Carrie Geitner commented, “TABOR is the hero here. I’m happy for us to pass this but I would never want to lose sight of the fact that when the entire state was scrambling and trying to figure out what to do about these increases, regardless there was always a plan in El Paso County for the El Paso-specific taxes and that’s because TABOR always does its job of limiting government growth in this situation.”

Chair and vice chair reappointed

Also at the Jan. 9 BOCC meeting, the commissioners voted 4-1 to reappoint Commissioner Cami Bremer as chair and Commissioner Carrie Geitner as vice chair. Commissioner Gonzalez, who had put himself forward as a candidate for the position of chair, was the nay vote.

Hill subdivision approved

At the Jan. 25 BOCC land use meeting, the commissioners approved an application to subdivide a Black Forest property into three residential lots. The application came to the BOCC with a recommendation for approval from the Planning Commission. See the El Paso County Planning Commission article below.

Other decisions

Jan. 9—the commissioners approved the issuance of an ambulance permit to Tri-Lakes Monument Fire Protection District dba Monument Fire District. The six-month permit runs until June 1, 2024.

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The BOCC meets weekly, and the next meeting will be at 9 a.m. Thursday, Feb. 6. The commissioners will also meet on Feb. 8 and 22 at 9 a.m. to consider land use items.

Helen Walklett can be reached at helenwalklett@ocn.me.

Other El Paso Board of County Commissioners (BOCC) articles

• El Paso County Planning Commission, Board of County Commissioners – Planning Commission recommends JJ Ranch, Gleneagle View, Hidden Creek for approval (12/31/2025)
• Nov. 4 Election (12/4/2025)
• El Paso Board of County Commissioners – Board approves agreement on Highway 105 widening (12/4/2025)
• El Paso County Board of County Commissioners, Oct. 7 – Board approves contract for Fox Run Gazebo (10/30/2025)
• El Paso County Board of County Commissioners, Sept. 2, 9, and 23 – County approves park services (10/2/2025)
• El Paso County Board of County Commissioners, Aug. 5 – Liquor license approved (9/4/2025)
• El Paso County Board of County Commissioners, April 10 – Two local projects approved by the county (5/3/2025)
• El Paso County Board of County Commissioners, March 13 and 18 – Misfits Crew Estates Final Plat approved (4/5/2025)
• El Paso County Board of County Commissioners, Feb. 11 – $4 million in federal funds approved for North Gate Blvd./Struthers Road stormwater project (3/1/2025)
• El Paso Board of County Commissioners, Jan. 14 – Three commissioners sworn into office; chair and vice chair appointed (2/1/2025)

• Final focus on 2024 budget
• Tri-Lakes Cares/Crossfire Ministries update
• Approval for Black Forest four-lot subdivision

By Helen Walklett

During November, the El Paso Board of County Commissioners (BOCC) gave final direction on the 2024 county budget, received an update on the work of Tri-Lakes Cares and Crossfire Ministries, and approved a minor subdivision in Black Forest.

Final focus on 2024 budget

At the Nov. 14 meeting, the commissioners gave their final direction on the 2024 budget, reallocating funds to roads, parks and to challenging unfunded mandates.

The commissioners redistributed $2.49 million, the majority of which came from funds allocated to a major stormwater project that is now to be financed by federal grants. They earmarked an additional $2 million to one-time road funds, $150,000 to stormwater projects, $140,000 to park projects, and $200,000 to challenging unfunded mandates that might come from state or federal government.

Chair Cami Bremer described it as “a beautifully balanced budget that aligns with our priorities and allows us to get the things done that we need to get done.”

The preliminary budget and all supporting documents can be viewed on the county website at: admin.elpasoco.com/financial-services/budget-finance/county-budget/. Paper copies are also available for inspection in the commissioners’ office at Centennial Hall, 200 S. Cascade Ave., Colorado Springs 80903.

The final budget vote is scheduled to be held at the BOCC meeting on Dec. 5.

Tri-Lakes Cares/Crossfire Ministries update

At the Nov. 14 meeting, Tri-Lakes Cares (TLC) and Crossfire Ministries updated the commissioners on work the two nonprofits are doing with funding from various sources, including the $20,000 grant money jointly received from the BOCC under the Community Investment Program (CIP). Haley Chapin, TLC executive director, said that between the two organizations, they serve the whole county.

TLC helped 1,595 individuals in 853 households with food distribution, housing assistance, utilities assistance, transportation help, or medical assistance in 2022-23, Chapin said. Renee Beebe, executive director, Crossfire Ministries, said her organization is serving a lot of families that are finding themselves on the verge of not being able to make ends meet. She said the funding had been able to provide a number of families with utility assistance specifically, which is a growing area of need. In the first nine months of the year, Crossfire’s no-cost grocery store was accessed over 40,000 times.

Commenting on the increase in need during and since the pandemic, Chapin said, “While the rest of us have gone back to work and finished the remainder of the impacts of the pandemic, our community members that Crossfire and Tri-Lakes Cares serves are the first to be impacted by any economic downturn and they are the last to recover, and so we are still dealing with that downturn of the economy and the struggle that community members face.”

The partners are applying for CIP funding for next year. See tri-lakescares.org, and www.crossfireministries.org.

Approval for Black Forest four-lot subdivision

At the Nov. 9 BOCC meeting, the commissioners voted unanimously to approve rezone and minor subdivision applications to create a four-lot subdivision, Fairytale Acres, at a Herring Road property. The request was to rezone 7.59 acres of the 14.54-acre property from RR-5 (rural residential) to RR-2.5 (rural residential).

The subdivision request includes two waivers, one to allow a private roadway instead of a public road, and the other to exempt the property from having to provide a fire cistern. The applications were heard at the Oct. 19 El Paso County Planning Commission meeting where discussion mainly focused on the waivers. The Planning Commission voted unanimously to recommend the applications for approval. See www.ocn.me/v23n11.htm#epcpc.

The BOCC heard the applications as consent items, meaning there was no discussion, and voted 4-0 to approve. Commissioner Stan VanderWerf was absent.

Helen Walklett can be reached at helenwalklett@ocn.me.

Other El Paso Board of County Commissioners articles

• El Paso County Planning Commission, Board of County Commissioners – Planning Commission recommends JJ Ranch, Gleneagle View, Hidden Creek for approval (12/31/2025)
• Nov. 4 Election (12/4/2025)
• El Paso Board of County Commissioners – Board approves agreement on Highway 105 widening (12/4/2025)
• El Paso County Board of County Commissioners, Oct. 7 – Board approves contract for Fox Run Gazebo (10/30/2025)
• El Paso County Board of County Commissioners, Sept. 2, 9, and 23 – County approves park services (10/2/2025)
• El Paso County Board of County Commissioners, Aug. 5 – Liquor license approved (9/4/2025)
• El Paso County Board of County Commissioners, April 10 – Two local projects approved by the county (5/3/2025)
• El Paso County Board of County Commissioners, March 13 and 18 – Misfits Crew Estates Final Plat approved (4/5/2025)
• El Paso County Board of County Commissioners, Feb. 11 – $4 million in federal funds approved for North Gate Blvd./Struthers Road stormwater project (3/1/2025)
• El Paso Board of County Commissioners, Jan. 14 – Three commissioners sworn into office; chair and vice chair appointed (2/1/2025)

• 2024 preliminary balanced budget
• Hay Creek 21-home subdivision

By Helen Walklett

During October, the El Paso Board of County Commissioners (BOCC) heard proposals for the 2024 county budget. The commissioners also approved a plan for a 21 single-family subdivision south of the Forest Lakes development.

2024 preliminary balanced budget

The county Financial Services Department presented the preliminary balanced budget at the Oct. 3 BOCC meeting. The approximate $482.9 million budget includes $217 million in unrestricted general fund expenditures and prioritizes investments in road infrastructure and public safety. Roads and Bridges is assigned a one-time $10 million funding increase to address high-priority projects in addition to the base budget of $28 million, and public safety is allocated $97 million, 45% of the total unrestricted general fund. The budget includes a 2.5% cost-of-living pay increase for county employees.

As the county’s revenues exceeded the TABOR cap this year, residents will see a refund of $138 per property via their property tax bill in 2024.

Nikki Simmons, chief financial officer, said: “One of the highest priorities for this budget was to ensure we have a recession-resistant budget.” Commenting on the 22% of revenue earmarked for reserves, Chair Cami Bremer said, “I am incredibly comfortable with that given the number of unknowns we have, and I think we continue to do a great job of conservative budgeting here.”

As part of the budget-setting process, county departments and offices presented their critical needs to the commissioners at the Oct. 19 and 24 meetings. A further budget hearing is scheduled for Nov. 14 when the BOCC will give final direction on budget allocations.

The public is encouraged to participate in the budget-setting process. The preliminary budget and all supporting documents can be viewed on the county website at: https://admin.elpasoco.com/financial-services/budget-finance/county-budget/. Paper copies are also available for inspection in the commissioners’ office at Centennial Hall, 200 S. Cascade Ave., Colorado Springs.

The final budget vote is scheduled to be held at the BOCC meeting on Dec. 5. However, if ballot initiative HH passes, the valuation of properties in the county could change, and budget adoption will not be possible until the first week of January 2024.

Hay Creek 21-home subdivision

At the Oct. 12 BOCC land use meeting, the commissioners approved an application for a preliminary plan for 20 single-family lots to be known as the Hay Creek Valley subdivision. The one residence currently on the property will remain, making a total of 21 lots. The application came to the BOCC from the Sept. 21 El Paso County Planning Commission meeting with a unanimous recommendation for approval.

The 214.62-acre property is zoned RR-5 (residential rural) and located west of Interstate 25, directly north of the U.S. Air Force Academy (USAFA), south of the Forest Lakes subdivision, and southwest of Monument. Lots are planned to range from 5.5 to 17 acres. The USAFA has reviewed the plan and stated that an avigation easement (giving the right of overflights in the airspace above or in the vicinity of the property) needs to be recorded with the final plat.

The property is currently gated and will continue to be once it is developed. Access is off Hay Creek Road. Jason Alwine, Matrix Design Group Inc. and representing the owner, said the county is requiring the developer to straighten the junction of the property’s private road and Hay Creek Road to provide better line of sight. Trees will be removed as part of the improvements.

Twenty-one neighbors were notified ahead of the public hearings. Justin Kilgore, planning manager, Planning and Community Development, said that concerns had been raised about the potential impacts on wildlife and traffic at the Planning Commission hearing. No one spoke against the application at the BOCC hearing. One neighbor spoke in support, stating, “As neighbors we would love to have as much open space as possible, but I do think development is inevitable and I think the developer has been very responsible in trying to keep the development” in keeping with the rest of the development in the valley.

Regarding wildlife, Alwine said Colorado Parks and Wildlife had recommended prairie dog and burrowing owl surveys that had shown no evidence of either creature. He said that raptor nesting on the property meant the developer would be limited when construction and wildfire mitigation could take place and they would work with the U.S. Fish and Wildlife Service to establish those timeframes. No high fencing was being proposed, and bear-proof containers and inside storage would be used to help eliminate some of the human/wildlife interaction. The extent of wildfire mitigation work would depend on where on the lots houses are built and the developer would work with county staff and the Fire Department on this throughout the construction process.

The vote to approve was unanimous.

Helen Walklett can be reached at helenwalklett@ocn.me.

Other El Paso County Board of County Commissioners articles

• El Paso County Planning Commission, Board of County Commissioners – Planning Commission recommends JJ Ranch, Gleneagle View, Hidden Creek for approval (12/31/2025)
• Nov. 4 Election (12/4/2025)
• El Paso Board of County Commissioners – Board approves agreement on Highway 105 widening (12/4/2025)
• El Paso County Board of County Commissioners, Oct. 7 – Board approves contract for Fox Run Gazebo (10/30/2025)
• El Paso County Board of County Commissioners, Sept. 2, 9, and 23 – County approves park services (10/2/2025)
• El Paso County Board of County Commissioners, Aug. 5 – Liquor license approved (9/4/2025)
• El Paso County Board of County Commissioners, April 10 – Two local projects approved by the county (5/3/2025)
• El Paso County Board of County Commissioners, March 13 and 18 – Misfits Crew Estates Final Plat approved (4/5/2025)
• El Paso County Board of County Commissioners, Feb. 11 – $4 million in federal funds approved for North Gate Blvd./Struthers Road stormwater project (3/1/2025)
• El Paso Board of County Commissioners, Jan. 14 – Three commissioners sworn into office; chair and vice chair appointed (2/1/2025)

• Flying Horse North service plan
• Colorado Pumpkin Patch special use permit approved
• Steppler Road rezone
• Tri-Lakes Cares update
• Other decisions

By Helen Walklett

During September, the El Paso Board of County Commissioners (BOCC) approved the Flying Horse North (FHN) service plan with a total debt cap of $400 million, the largest of any El Paso County metro district. It also heard a special use application from Colorado Pumpkin Patch to increase the allowed parking numbers at its pumpkin patch. The commissioners also made decisions relating to a Tri-Lakes area property and received a Tri-Lakes Cares update.

Flying Horse North service plan

At the Sept. 28 BOCC land use meeting, the commissioners voted to approve the service plan for FHN Metropolitan Districts Nos. 1-5.

The application came to the BOCC from the Aug. 3 El Paso County Planning Commission hearing with a 5-3 vote recommending approval. The commissioners opposed at that meeting questioned the district’s financial ability to discharge the proposed indebtedness on a reasonable basis.

The 910-acre area covered by the plan is the property for which a revised sketch plan was approved in November 2022. See https://www.ocn.me/v22n12.htm#epbocc.

Attorney Russ Dykstra, partner, Spencer Fane, representing the applicants, said they had taken the Planning Commission’s concerns very seriously and had revised the financial plan after further analysis, reducing the estimated home values for the hotel and custom lot single-family homes to $3.5 million and the branded flats to $2.5 million. As a result, the maximum authorized debt limit had been reduced from $450 million to $400 million to reflect the reduced estimated debt capacity of the districts. The buildout has been extended from six to 11 years to address potential slowdowns in construction of the project. The service plan includes a debt service mill levy of 50 mills for commercial and residential property, and an operations and maintenance mill levy of 15 mills, for a total maximum combined mill levy of 65 mills.

Kari Parsons, senior planner, Planning and Community Development Department, said the statutory purposes of the district would be very standard and would include street improvements, the design, construction, and maintenance of drainage, sanitation, and recreation facilities, and covenant enforcement.

The residential portion of the development is about 844 acres and will be located in districts 2-4 with the commercial development being located in 1 and 5. Commissioner Longinos Gonzalez Jr. was concerned that District 1, which is commercial in nature, will be the operations and construction district with financial leadership. He asked if residents would ever be able to get control of that district. Meggan Herington, executive director, Planning and Community Development, said it was her understanding that property owners within the district would be in control of it, i.e., whoever owns the commercial property unless some residential is built on the portion for which nothing is yet planned.

During the public comment part of the hearing, three people spoke against the application. No one spoke in support.

Joe Hall, a High Forest Ranch resident, said the bond issuance is not reasonable because the applicant is relying heavily on a refinance in 10 years at a lower interest rate when financial projections beyond 10 years are highly unreliable. With regard to interest rates which the applicant had said would be at 4% in 2035, he commented, “I don’t know what it [the interest rate] is going to be but neither does the applicant. The amount of this debt issuance is more than $400,000 per approved lot. It’s nuts.”

FHN resident Phil Shecter, who has spoken against the FHN revised sketch plan in the past, addressed the hearing at length using time donated by others. He said wording in the applicant’s documentation allows property within five miles of the districts’ boundaries to be brought in and taxed despite county staff and the applicant saying the districts will not affect other properties. He questioned the justification for the service plan when there was no commitment from any hotel developer. Shecter also told the commissioners that neighbors to the 912 acres covered by the FHN sketch plan had received notification from the developer that it was proposing the sale of 50, 2.5-acre lots on well and septic. These would be within the metro districts’ boundaries but would get no benefit from that in terms of water and wastewater services. He urged the commissioners to deny the application until a hotel contract and a preliminary plan are in place.

Rick Stauch, a Cathedral Pines resident, spoke in his capacity as vice president of the Board of Directors of the Cathedral Pines Metropolitan District and to represent the homeowners associations of Cathedral Pines and the surrounding communities and the FHN residents. He said resale of the planned FHN properties would be difficult due to the tax structure because prospective buyers would be faced with very high property taxes. He questioned the assumption that a branded hotel will come given the limited year-round leisure activities in the area.

He asked, “Does this proposal demonstrate that the proposed districts have or will have the financial ability to discharge the proposed indebtedness on a reasonable basis? We don’t think so. I mean why would a homebuyer want to purchase a home in an area with some of the highest property taxes in the county when there are other desirable areas nearby that don’t have same the tax burden?” Stating that there are several problems with the service plan as written, with many ambiguities, inconsistencies, and inaccuracies, he urged the commissioners to have the applicant rewrite the plan. He ended, “The future residents of FHN need and frankly deserve your protection. Please do not approve this proposal.”

In rebuttal, Dykstra said the districts had no power to force property owners outside the boundaries to join them, but owners could petition to be allowed to join should they wish. Lori Seago, senior assistant county attorney, had earlier also clarified this, stating that it could not occur without the consent of the property owner. He said the presentation of the service plan was not premature as Shecter had suggested but necessary as the developer needed to know finance was available for the needed infrastructure before going any further.

Gonzalez voiced his concerns about the service plan and the economic feasibility of the project, citing other developments with much less debt maximums that were providing a lot more housing. “When we see something at $400 million of debt, it asks the question, you must ask the question “is this viable?’ He asked, “Is this project even viable if you’re having to ask for something that is twice as much as any other district is utilizing?”

He continued, “Does it make sense to do so [approve $400 million of debt for 900 homes] for what would be the richest neighborhood in entire El Paso County and have the most debt for a metro district? And why that concerns me secondarily is because we provide specific ownership tax to these projects. So, we are subsidizing in part to these projects.”

He said, “I still have great concerns about the fact that the way this district system is set up will not allow residents to have say in the way finances will happen. Now the applicant stated at some point the residents will take over but, as was stated before, by our planning director, District 1 has commercial and the fitness center but there was no stated specific plan for what would happen in that one corner of commercial. If it’s not commercial, then the whole district and the finances for the entire metro district will be planned by the fitness center. I don’t think that’s going to be sold to a third party, that’s going to be owned by the developer. The developer potentially will have control of this district forever and residents will never have a chance to have control of this metro district. That’s the possibility that exists with this. I think that’s unacceptable. We’re supposed to be representing everybody including the applicant but also the residents and if we’re not going to stand by residents having some kind of control, that doesn’t make sense to me.” “It doesn’t make sense and residents will look at us, El Paso County residents will look at us, and we lose credibility I think if this gets approved this way.”

Gonzalez then moved to deny but the motion failed as there was no second.

Commissioner Holly Williams said she appreciated the applicant’s effort to reduce the amount of debt being asked for and the extra fees placed on some of the commercial parts to help pay down the debt. She also stated the homeowners would have the opportunity to serve on the board. She moved to approve and was seconded by Commissioner Stan VanderWerf.

VanderWerf commented, “I really do appreciate the comments from Commissioner Gonzalez. Sometimes he is truly the conscience of some of the issues that we have before us. But we do have a severe, severe housing shortage and some people have a lot of money and can afford to do these kinds of things and other people don’t and we have to be responsible I think for a wide variety of people that have different levels of wealth.”

Gonzalez commented, “I think the application with all the inclusions is an insult to the public and to residents and all El Paso County.” He moved three amendments to the motion, but the legal advice was that they were beyond the scope of the board’s authority on the matter.

Gonzalez commented, “I absolutely believe we will lose credibility today based on what I’m about to see happen right now and people are going to respect this board less. I think I’m going to respect this board a lot less after what I am about to see.”

The vote to approve was 3-1. Gonzalez was the no vote and Commissioner Carrie Geitner was excused.

Gonzalez said, “I’d like us to look at our code again because if we’re going to approve this, we have no rationale to disapprove any in the future so we might as well give administrative control over metro districts to our director because I think she’ll probably do a better job than what I just saw today.”

Colorado Pumpkin Patch special use permit approved

At the Sept. 14 BOCC land use meeting, the commissioners approved a special use permit for an increase in parking numbers for the Colorado Pumpkin Patch at the Colorado Kids Ranch. The hearing lasted almost eight hours.

The application came to the BOCC from the Sept. 7 Planning Commission meeting with a recommendation for denial by a 5-3 vote. The Planning Commission had concerns about traffic, neighborhood safety, and the number of vehicles permitted on-site. There was also significant discussion about the conditions of approval and the timing of required road improvements.

The 40-acre Monument property is located off Highway 105 and is zoned RR-5 (residential rural). Since 2018, owner John (JD) Chapman has operated an agritainment business which is a permitted use under the zoning and limits cars to a maximum of 50. The Pumpkin Patch operates for six weeks every year, beginning in late September. Chapman also holds a tulip festival over two weekends in May and runs summer youth camps. His nonprofit, the Johnny Pumpkinseed Program, allows families with foster or special needs children to enjoy the pumpkin patch for free.

As the pumpkin patch became more successful, the number of cars parking at the property exceeded the permitted 50. This generated complaints from neighbors which saw the county issue code violations and led to Chapman applying for a special use permit to increase the parking cap to 325. Although the property is adjacent to Highway 105, it does not have direct access to it and so visitors use Canterbury Drive and then the unpaved Saddlewood Road to reach the property.

The county has received a lot of correspondence about the traffic driving to and from the property, both in support and opposition. At the Planning Commission, neighbors raised concerns about traffic congestion, public safety, noise, dust, fire danger in a heavily wooded area with no hydrants, and littering.

Eleven citizens voiced these complaints again at the BOCC hearing. Neighbor Rikki Van Pelt said, “My kids personally were almost hit on our own property. We’ve had people drive through our backyard to try to find the pumpkin patch.” Other neighbors testified to the volume and speed of traffic making it dangerous to walk or ride horses in the neighborhood when the Pumpkin Patch is in operation. One neighbor stated that the particulates in the dust could stay airborne for 10 days and questioned what carcinogens or other contaminants might be in it.

Eleven citizens spoke in support, commenting that the patch provided good family entertainment in a safe place, created community, and gave families the opportunity to reconnect with agriculture and farming. Many commented that Chapman provides valuable work opportunities for young people and commended his mentoring of young employees.

The commissioners heard that county staff had recommended several road improvements both on and off the property to be paid for by Chapman as part of the special use permit and to mitigate the neighbors’ concerns. These include turn lanes on Highway 105 at Canterbury Drive, the paving of Saddlewood Road up to the property’s entrance, asphalt chippings in the parking lot and driveway, and a privacy fence on the western boundary. The recommendation was that all be completed by September 2024.

Nina Ruiz of Vertex Consulting Services, representing the owner, said Chapman was willing to make all the required improvements but would need longer to be able to afford them. Chapman is proposing an alternative timeline which would see the improvements completed in stages up to the end of 2028. Craig Dossey, also with Vertex, mentioned the cost of the improvements again as he argued for the special permit stating, “Quite frankly, if he’s [Chapman] asked to do $1 million of improvements, he needs to have more income. That’s business. That’s just good business. He can’t afford $1 million of improvements both onsite and offsite and operate six weeks of the year.”

Earlier in the year, Chapman applied for a deviation to allow direct access from Highway 105 which was denied as county plans to reduce the number of access points directly onto the highway as part of its Highway 105 Improvements Project. The proposed access would also have been too close to other access points, raising safety concerns. Both Ruiz and Dossey argued again for access direct from the highway during the events, stating this would also be the neighbors’ preferred solution and would reduce Chapman’s costs.

Addressing the commissioners, Dossey said, “Today’s the day to help a small business continue to survive.” He added, “Agricultural uses are going by the wayside. If we do not allow them to supplement their income, they will be gone.”

The vote to approve was 4-0 with Gonzalez absent. The commissioners adopted the longer time limits proposed by Chapman with the intention that the longer timeframe be used to explore further the possibility of access from Highway 105. Moving for approval, Commissioner Carrie Geitner said, “I’ll say for my part specifically, I’m not convinced that routing the traffic through the neighborhood is more safe than providing an additional access point [on Highway 105], and safety is a primary concern.”

The Pumpkin Patch opened for the 2023 season two days after the hearing, on Sept. 16. See photo and caption on page < 1 >.

Neighbor David Elson addressed the Sept. 23 Planning Commission meeting to thank the commissioners for their Sept. 7 decision on the application and to criticize that of the BOCC. He said, “Our neighborhood’s residents feel betrayed by the commissioners who cast aside our land code’s restrictions in favor of a specific interest and their own self-interest.” He continued, “The agritainment concept is relatively new, being adopted by the code in 2017. It was written specifically to enable the Colorado Pumpkin Patch to relocate from its proximity to Matthew Dunston’s Preserve at Walden housing development into our neighborhood, zoned residential.” “Having donated a 23-acre site for the construction of Monument Academy High School and after his donations of thousands of dollars to election campaign funds of current county commissioners, Matthew Dunston is the darling of the commissioners and the track record shows that what Matthew Dunston wants from the commissioners, he gets from the commissioners.”

He spoke again at the Sept. 28 BOCC land use meeting to suggest that Dunston had in some way influenced the decision, stating, “Why does he so dearly want 325 vehicles on the Colorado Pumpkin Patch property? Well, you don’t have to look any further than the fact that two years ago, he bought 40 acres 2,000 feet away from Colorado Pumpkin Patch on the east side of our Canterbury Estates neighborhood.” Elson ran out of time before he could explain further and said he would send that information to the commissioners via email.

Steppler Road rezone

Also at the Sept. 28 meeting, the commissioners voted to approve an application by Charlie Stewart to rezone his 36-acre property at 16850 Steppler Road, half a mile from the intersection of Settlers Ranch Road and Steppler Road, from RR-5 (residential rural) to RR 2.5 (residential rural).

The application was treated as a consent item, meaning there was no discussion. It came from the Sept. 7 Planning Commission meeting with a 6-1 vote recommending approval. Commissioner Brandy Merriam was the no vote due to concerns about losing land for livestock in the eastern part of the county.

The property currently consists of a single-family home and cattle/ranching infrastructure. The applicant’s intention is to plat 2.5-acre residential lots in the future.

Tri-Lakes Cares update

The commissioners approved the submission of a Community Services Block Grant application at the Sept. 26 meeting. Haley Chapin, executive director, Tri-Lakes Cares, which receives part of its funding through the grant, spoke in the public comment portion of the meeting to thank them, telling the commissioners that requests for support have not gone back to pre-pandemic levels but continue to increase. At the same time, available funding has been reduced as COVID-associated funding has been taken away. She said increasing inflation is also affecting many.

Commissioner Holly Williams said, “The money has now been cut back to what would now be a post-COVID level, which is what we expected, but there’s just a lot of struggles for many people in the community to feed their families.”

Chapin said the mix of clients seeking assistance had diversified a little more on the income continuum, “We are seeing people who make more and are now in need. It’s starting to creep into the middle-class space.”

Other decisions

• Aug. 29—the commissioners approved the appointment of James Byers as a regular member of the Planning Commission. His term runs until Aug. 29, 2026.
• Aug. 29—approved a special warranty deed and a temporary construction easement associated with the Beacon Lite Road/County Line Road improvements project. They are associated with property owned by David K. Chin and come at a cost of $19,000.

Helen Walklett can be reached at helenwalklett@ocn.me.

Other El Paso County Board of County Commissioners articles

• El Paso County Planning Commission, Board of County Commissioners – Planning Commission recommends JJ Ranch, Gleneagle View, Hidden Creek for approval (12/31/2025)
• Nov. 4 Election (12/4/2025)
• El Paso Board of County Commissioners – Board approves agreement on Highway 105 widening (12/4/2025)
• El Paso County Board of County Commissioners, Oct. 7 – Board approves contract for Fox Run Gazebo (10/30/2025)
• El Paso County Board of County Commissioners, Sept. 2, 9, and 23 – County approves park services (10/2/2025)
• El Paso County Board of County Commissioners, Aug. 5 – Liquor license approved (9/4/2025)
• El Paso County Board of County Commissioners, April 10 – Two local projects approved by the county (5/3/2025)
• El Paso County Board of County Commissioners, March 13 and 18 – Misfits Crew Estates Final Plat approved (4/5/2025)
• El Paso County Board of County Commissioners, Feb. 11 – $4 million in federal funds approved for North Gate Blvd./Struthers Road stormwater project (3/1/2025)
• El Paso Board of County Commissioners, Jan. 14 – Three commissioners sworn into office; chair and vice chair appointed (2/1/2025)

• Woodmoor property replat approved
• Winsome final plat
• Terra Ridge North final plat
• Black Forest minor subdivision requests
• Appointments to the Planning Commission
• Beacon Lite Road and Highway 105 projects

By Helen Walklett

At the Aug.1 El Paso Board of County Commissioners (BOCC) meeting, the commissioners heard a replat application to return a single lot property in Woodmoor to four lots. They also heard final plat applications for The Winsome and Terra Ridge North developments and minor subdivision applications for two Black Forest properties. These four applications came to the BOCC with recommendations for approval from the El Paso County Planning Commission July 6 meeting and were heard as consent items, meaning there was no discussion.

Woodmoor property replat approved

At the Aug. 1 meeting, the commissioners approved a subdivision request which will see a Woodmoor property divided into four lots. The application came from the Planning Commission with a unanimous recommendation for approval following its July 6 meeting. See www.ocn.me/v23n8.htm#epcpc.

The 3.81-acre property at 1384 Buckwood Lane, near its intersection with Fawnwood Road, is zoned RR-0.5 (residential rural) and was originally platted as four lots in 1963 with the current, single lot created in 2010. The replat creates four lots that conform to the RR-0.5 zoning. The existing residence on the east and central portion of the property will remain.

Property owner Tim Murphy, Murphy’s Custom Homes Inc., showed the hearing that he has written approval from the Woodmoor Improvement Association’s (WIA) Architectural Control Committee and commitment letters from the utility companies. He said that for 47 years of its history, the property had been four lots and that he felt the application met all the approval criteria. Referring to comments he had read from neighbors about fire concerns, he said he had met twice with the Forestry Department which had made recommendations, and he had cleaned up the property and fire mitigation work would continue.

Ashlyn Mathy, planner I, Planning and Community Development Department, said that 18 notification letters were sent to neighbors, and the county had received numerous emails voicing concerns.

Sarah Martin and Shane Martin, both with Murphy’s Custom Homes Inc., spoke in support of the application. Sarah Martin pointed out that in 2010 the property was pretty much in the exact configuration as was now being proposed.

Two neighbors spoke in opposition. Sarah Cole said that the justifications put forward in 2010 for combining the four lots into one were all still relevant issues in Woodmoor today. These include erosion and flooding issues, steep sloping areas that are unbuildable, roadways that are inadequate for any additional population, and county services such as police protection that are inadequate in meeting the needs of Woodmoor residents. She said, “This is not an area designed for high-density housing and, quite frankly, the Tri-Lakes area does not need three more million- dollar homes.”

Another neighbor said she was experiencing flooding and had two sump pumps to keep her basement dry because of the drainage issues. She also stated that the homeowners association (HOA) had made decisions regarding the application without putting it to a members’ vote. She said, “I would argue to you that this proposal is premature, and the HOA has not met its requirements.” She asked that it be tabled or denied until this could be further investigated.

The commissioners voted 4-0 to approve the application with Commissioner Carrie Geitner absent. Commissioner Longinos Gonzalez commended Cole’s testimony which would have swayed his vote had it been a rezone rather than a replat.

Winsome final plat

At the Aug. 1 land use meeting, the commissioners approved a final plat application for Winsome Filing No. 3 to create 38 single-family residential lots and five tracts on the 349.47-acre property zoned RR-5 at the northwest corner of Hodgen Road and Meridian Road.

The BOCC approved the Winsome preliminary plan in July 2019. The development encompasses 766.66 acres and consists of 143 residential lots, one commercial lot, open space, drainage tracts, and public rights-of-way. The plan was amended in 2021 to increase the lots to 146. These three additional lots are located within Filing No. 3.

Terra Ridge North final plat

Also at the Aug. 1 land use meeting, the commissioners voted to approve a final plat application by Phillip Miles for 11 single-family residential lots on Terra Ridge North, a 51.65-acre property south of the intersection of Black Forest Road and Hodgen Road. The application includes a replat of two existing single-family residential lots to provide access to the new lots.

The land was rezoned from RR-5 to RR-2.5 in 2022. Neighbors spoke to voice objections at both the Planning Commission and BOCC hearings at that time. See www.ocn.me/v22n9.htm#epcpc and https://ocn.me/v22n10.htm#epbocc.

Black Forest minor subdivision requests

The commissioners approved two minor subdivision requests for Black Forest properties at the Aug. 1 meeting.

The first was a request to create three single-family lots on a 14-acre Black Forest property west of the intersection of Vessey Road and Black Forest Road and south of the intersection of Vessey Road and Pine Crest Drive.

The property was rezoned from RR-5 to RR-2.5 by the BOCC in June 2023. See https://ocn.me/v23n7.htm#epbocc.

The second was a request by SMH Consultants for two single-family lots on a 27-acre portion of a 61.55-acre property. It is located at 18885 Brown Road, adjacent to the intersection of Brown Road and Running Horse View, to the north of Walker Road.

The subdivision, zoned RR-5, will be known as Owl Ridge. One lot will be 22 acres and the other five acres. The existing single-family residence will remain.

Appointments to the Planning Commission

At their Aug. 15 meeting, the commissioners voted to reappoint Brandy Merriam and Bryce Schuettpelz as associate members of the Planning Commission. Their terms run until Aug. 15 2024. Associate members may serve two consecutive one-year terms but can apply to serve additional terms if they wish.

Beacon Lite Road and Highway 105 projects

During August, the commissioners approved eight special warranty deeds, 13 temporary construction easement agreements, and two permanent easement agreements associated with the Beacon Lite Road/County Line Road improvements project. The agreements are with various property owners for a total cost of $274,130.

At their Aug. 1 meeting, the commissioners approved a special warranty deed and a temporary construction easement agreement associated with the Highway 105A project. The property is owned by The Church of Jesus Christ of Latter-day Saints and comes at a cost of $105,300.

Other decisions

• Aug. 1—the commissioners approved the issuance of three ambulance permits to Monument Fire District. The one-year permits run until July 31, 2024.
• Aug. 1—approved agreements between the county and Academy School District 20 and Lewis-Palmer School District 38 to provide school resource officers for the year to June 30, 2024.

Helen Walklett can be reached at helenwalklett@ocn.me.

Other El Paso County Board of County Commissioners articles

• El Paso County Planning Commission, Board of County Commissioners – Planning Commission recommends JJ Ranch, Gleneagle View, Hidden Creek for approval (12/31/2025)
• Nov. 4 Election (12/4/2025)
• El Paso Board of County Commissioners – Board approves agreement on Highway 105 widening (12/4/2025)
• El Paso County Board of County Commissioners, Oct. 7 – Board approves contract for Fox Run Gazebo (10/30/2025)
• El Paso County Board of County Commissioners, Sept. 2, 9, and 23 – County approves park services (10/2/2025)
• El Paso County Board of County Commissioners, Aug. 5 – Liquor license approved (9/4/2025)
• El Paso County Board of County Commissioners, April 10 – Two local projects approved by the county (5/3/2025)
• El Paso County Board of County Commissioners, March 13 and 18 – Misfits Crew Estates Final Plat approved (4/5/2025)
• El Paso County Board of County Commissioners, Feb. 11 – $4 million in federal funds approved for North Gate Blvd./Struthers Road stormwater project (3/1/2025)
• El Paso Board of County Commissioners, Jan. 14 – Three commissioners sworn into office; chair and vice chair appointed (2/1/2025)
• El Paso Board of County Commissioners, Dec. 10, 12, and 17 – Two Tri-Lakes developments approved (1/4/2025)

• Monument Ridge East and West annexation
• Support for Monument pumpkin patch business
• New property assessments

By Marlene Brown and Helen Walklett

At the July 11 El Paso Board of County Commissioners (BOCC) meeting, the commissioners received an annexation impact report from the Town of Monument concerning land south of County Line Road.

Monument Ridge East and West annexation

An annexation impact report from the Town of Monument was received by the commissioners at their July 11 meeting. The BOCC cannot approve or deny an annexation report; it serves to notify it of the annexation request and sets out potential impacts in general terms. The Monument Ridge East and West annexation concerns 160 acres of land south of and abutting County Line Road between Beacon Lite Road on the west and Misty Acres Boulevard on the east.

Accepting the report, the commissioners directed staff to comment that the BOCC expects the Town of Monument to annex Beacon Lite Road once the planned improvements to it are completed.

The annexation was scheduled to be heard by the Monument Town Council in July. See the Monument Town Council article on page < 1 >.

Support for Monument pumpkin patch business

Local resident Bill Denim spoke in the public comment period of the June 27 meeting in support the Colorado Pumpkin Patch, a Monument business. He said it was his understanding that the business is being threatened by a complaint about the traffic it generates. It’s located on a working farm off Highway 105 and operates for about six weeks every year.

Denim said the business has tremendous value and it brings in a lot of money for the county, provides families with a fun fall activity, and operates a nonprofit allowing families with special needs children to enjoy the pumpkin patch for free. He urged the commissioners to support it.

New property assessments

At the July 18 meeting, Mark Flutcher, county assessor, spoke about new property assessments. There have been 33,724 appeals in El Paso County, which is about 12 percent of total real property assessments that went out to the property owners. About 16,467 assessments were adjusted, for a total of about $1.9 billion reduced. About 6.7 percent of the total bills were reduced, which Flutcher stated “is in line with past years’ average.”

Flutcher said his office has been working with the state and is in line with the statutes that were put in place this year, and it does not have the authority to cap reassessments. Flutcher had gone to the state capitol to support a bill to cap assessment increases at 10 percent, but that bill was shot down in committee. Preliminary audit results could not be shared until the State Equalization Board approved the audit.

All the commissioners except Vice Chair Carrie Geitner attended National Association of Counties (NACo) Annual Conference & Expo in Austin, Texas on July 21-24. The conference is the largest meeting of county elected and appointed officials in the country. NACo helps to shape federal policy and share proven practices and learn about the latest trends in county government roles.

The meeting was adjourned after 25 minutes.

**********

The next BOCC meeting is scheduled for 9 a.m. Aug. 8. View agendas and meetings at www.agendasuite.org/iip/elpaso. Meetings are held at Centennial Hall, 200 S. Cascade Ave, Suite 150, Colorado Springs.

Marlene Brown can be reached at marlenebrown@ocn.me. Helen Walklett can be reached at helenwalklett@ocn.me.

Other El Paso County Board of County Commissioner articles

• El Paso County Planning Commission, Board of County Commissioners – Planning Commission recommends JJ Ranch, Gleneagle View, Hidden Creek for approval (12/31/2025)
• Nov. 4 Election (12/4/2025)
• El Paso Board of County Commissioners – Board approves agreement on Highway 105 widening (12/4/2025)
• El Paso County Board of County Commissioners, Oct. 7 – Board approves contract for Fox Run Gazebo (10/30/2025)
• El Paso County Board of County Commissioners, Sept. 2, 9, and 23 – County approves park services (10/2/2025)
• El Paso County Board of County Commissioners, Aug. 5 – Liquor license approved (9/4/2025)
• El Paso County Board of County Commissioners, April 10 – Two local projects approved by the county (5/3/2025)
• El Paso County Board of County Commissioners, March 13 and 18 – Misfits Crew Estates Final Plat approved (4/5/2025)
• El Paso County Board of County Commissioners, Feb. 11 – $4 million in federal funds approved for North Gate Blvd./Struthers Road stormwater project (3/1/2025)
• El Paso Board of County Commissioners, Jan. 14 – Three commissioners sworn into office; chair and vice chair appointed (2/1/2025)

• Woodmoor Dr. townhome development withdrawn from agenda
• Vessey Road rezone to RR-2.5
• Kinch minor subdivision
• Appointments to the Planning Commission

By Helen Walklett

A 52 single-family townhome development off Woodmoor Drive was withdrawn from the El Paso Board of County Commissioners’ (BOCC) June 20 land use agenda. The BOCC did approve a rezone application and a minor subdivision application for Black Forest properties during June.

Woodmoor Dr. townhome development withdrawn from agenda

A combined rezone and preliminary plan application by Lake Woodmoor Holdings LLC proposing 52 single-family townhomes on a 7.53-acre property on the east side of Woodmoor Drive, which was due to be heard at the June 20 BOCC land use meeting, was withdrawn by the applicant. No future date was set for it to be heard.

The application was heard at the May 18 El Paso County Planning Commission meeting where the vote to recommend for approval was 6-1. Commissioner Eric Moraes was the nay vote. Neighbors raised concerns at that meeting about water availability and traffic, particularly in relation to the nearby schools and pedestrian safety. See https://www.ocn.me/v23n6.htm#epcpc.

Vessey Road rezone to RR-2.5

Also at the June 20 BOCC land use meeting, the commissioners heard a request to rezone a 14-acre Black Forest property from RR-5 (rural residential) to RR-2.5 (rural residential). It is located west of the intersection of Vessey Road and Black Forest Road and south of the intersection of Vessey Road and Pine Castle Drive.

The applicant has also submitted a minor subdivision application and wishes to divide the property into a three-lot subdivision with each lot being four acres or greater. This application is currently under review.

The request was unanimously approved as a consent item, meaning there was no discussion. It came to the BOCC from the May 18 Planning Commission meeting with a recommendation for approval. At that meeting the item was pulled from the consent calendar and elevated to a full hearing after concerns were raised that the rezone would allow the applicant or a subsequent owner to ask for five lots in the future. This concern was alleviated by adding a condition that the applicant abide by the 4-acre lot sizes set out in the subdivision application. The applicant agreed to this.

Kinch minor subdivision

At the June 6 BOCC land use meeting, the commissioners heard a request by Paul and Amy Kinch to subdivide their 29.12-acre property on Milam Road into three 5-acre lots and one 14-acre lot. The subdivision does not require a rezone as the land is already zoned RR-5.

The applicants plan to build a new home on the larger lot and sell the other three. They state in their letter of intent that the subdivision will allow them to better maximize the use of their land.

The application was heard as a consent item, meaning there was no further discussion. It came to the BOCC with a recommendation for approval following the May 4 Planning Commission hearing.

Appointments to the Planning Commission

At their June 6 meeting, the commissioners approved four appointments to the Planning Commission. Commissioner Jay Carlson was reappointed for a second term as a regular member with a term running until June 1, 2026. He is the commission’s vice chair. Commissioner Christopher Witney, who has been an associate member, was appointed as a regular member with a term running until June 6, 2026. New to the commission, Jeff Markewich and Wayne Smith were appointed as associate members for a one-year term running until June 6, 2024.

Regular members may serve two three-year terms. Associate members are appointed for one year and may serve two consecutive terms. Members can apply to serve more than two terms.

Helen Walklett can be reached at helenwalklett@ocn.me.

Other El Paso County Board of County Commissionersarticles

• El Paso County Planning Commission, Board of County Commissioners – Planning Commission recommends JJ Ranch, Gleneagle View, Hidden Creek for approval (12/31/2025)
• Nov. 4 Election (12/4/2025)
• El Paso Board of County Commissioners – Board approves agreement on Highway 105 widening (12/4/2025)
• El Paso County Board of County Commissioners, Oct. 7 – Board approves contract for Fox Run Gazebo (10/30/2025)
• El Paso County Board of County Commissioners, Sept. 2, 9, and 23 – County approves park services (10/2/2025)
• El Paso County Board of County Commissioners, Aug. 5 – Liquor license approved (9/4/2025)
• El Paso County Board of County Commissioners, April 10 – Two local projects approved by the county (5/3/2025)
• El Paso County Board of County Commissioners, March 13 and 18 – Misfits Crew Estates Final Plat approved (4/5/2025)
• El Paso County Board of County Commissioners, Feb. 11 – $4 million in federal funds approved for North Gate Blvd./Struthers Road stormwater project (3/1/2025)
• El Paso Board of County Commissioners, Jan. 14 – Three commissioners sworn into office; chair and vice chair appointed (2/1/2025)

• Cathedral Rock Commons Commercial
• Loop Water Authority update

By Helen Walklett

At the May 16 El Paso Board of County Commissioners (BOCC) land use meeting, the commissioners voted to approve a preliminary plan for the Cathedral Rock Commons Commercial development, which will create three commercial lots on property directly south of the Big R store off Struthers Road in Monument.

Cathedral Rock Commons Commercial

At the May 16 meeting, the commissioners approved a preliminary plan request by Store Master Funding VIII LLC, the owners of the Big R Store, to create three commercial lots and a tract on the 10.25-acre property at the northeast corner of Struthers Road and Spanish Bit Drive. The land is zoned commercial community. The application came from the Planning Commission with a recommendation for approval following its April 20 meeting.

The existing Big R will be on the 6.2-acre lot 1. Lots 2 and 3 will each be less than 2 acres and will have three commercial multi-tenant retail buildings on them, connected via a shared driveway to the Big R store to the north. The applicant anticipates the properties will include businesses that cater to the rural aesthetic that supports the existing Big R store. The first building to the east will potentially have three retail tenants as will the middle building which will also have a drive-through. The third building on the west side of the drive will house a possible wheat grass business and restaurant.

The application was heard as a consent item, meaning there was no discussion.

Loop Water Authority update

At the May 9 BOCC meeting, the commissioners received an update on the Loop Water Authority water reuse project which will build infrastructure to allow water flowing south to be reused by being stored in Calhan Reservoir and pumped back north to customers after treatment. The project received $4 million in American Rescue Plan Act funding from county in September 2022. See Loop Water Authority article on page < 22 >.

Cherokee Metropolitan District (CMD), Donala Water and Sanitation District, the Town of Monument, and Woodmoor Water and Sanitation District formed the El Paso County Regional Water Loop Authority (EPCRWLA) in November 2022.

Amy Lathen, CMD general manager, told the commissioners that the four organizations were working together to deliver renewable water sources to customers in the northern part of the county. She said the renewable and reuse water would take some of the pressure off the Denver Basin wells and preserve water resources in the parts of the county that are not part of Colorado Springs Utilities’ water resource system. Lathen stressed that the authority was very open to other districts joining as they see the benefit of the project.

Jessie Shaffer, district manager, Woodmoor Water and Sanitation District and president of EPCRWLA, said water quality testing had begun and that the authority was working to hire a project manager to get the project to the construction phase. He hoped to have the person in place in June.

Kevin Brown, CMD water resource engineer, said a schematic design would be worked on over the next six months. This would identify the pipeline route, required pipe sizes, and where pump stations and other infrastructure should be located. This information would then allow the project to move forward with land acquisition.

Commissioner Stan VanderWerf stated he remained really supportive of the concept, commenting, “I really honestly feel we’ve been great and responsible stewards of our precious resources here in this region, including water, and this is just another great example of trying to continue that legacy.

Helen Walklett can be reached at helenwalklett@ocn.me.

Other El Paso County Board of County Commissioners articles

• El Paso County Planning Commission, Board of County Commissioners – Planning Commission recommends JJ Ranch, Gleneagle View, Hidden Creek for approval (12/31/2025)
• Nov. 4 Election (12/4/2025)
• El Paso Board of County Commissioners – Board approves agreement on Highway 105 widening (12/4/2025)
• El Paso County Board of County Commissioners, Oct. 7 – Board approves contract for Fox Run Gazebo (10/30/2025)
• El Paso County Board of County Commissioners, Sept. 2, 9, and 23 – County approves park services (10/2/2025)
• El Paso County Board of County Commissioners, Aug. 5 – Liquor license approved (9/4/2025)
• El Paso County Board of County Commissioners, April 10 – Two local projects approved by the county (5/3/2025)
• El Paso County Board of County Commissioners, March 13 and 18 – Misfits Crew Estates Final Plat approved (4/5/2025)
• El Paso County Board of County Commissioners, Feb. 11 – $4 million in federal funds approved for North Gate Blvd./Struthers Road stormwater project (3/1/2025)
• El Paso Board of County Commissioners, Jan. 14 – Three commissioners sworn into office; chair and vice chair appointed (2/1/2025)